Scope: England and Wales. Agent redress and client money protection are required in both. In Wales, agents must also be licensed under Rent Smart Wales, and a landlord using a licensed agent still has to register. Verified 10 August 2026.
The comparison is usually presented as a percentage against your time. That is the least important part of it, because the percentage is knowable and the thing that actually decides the question is not: which duties remain yours whatever you pay?
The three service levels
- Tenant find — advertising, viewings, referencing, the agreement. Usually a one-off fee.
- Rent collection — the above plus collecting and remitting rent, and chasing arrears. Usually a percentage.
- Full management — the above plus repairs, inspections, and being the tenant's point of contact. A higher percentage.
Fees vary by region and negotiation, and we do not publish a market average because we have not surveyed the market — a number we cannot source is not one we will print.
What stays yours whatever you pay
This is the part worth reading twice. Delegating a task does not delegate the liability:
- Licensing. The licence holder is responsible. An agent can apply on your behalf; they do not become the person prosecuted. See do I need a licence.
- Gas safety. Regulation 36 puts the duty on the landlord. An agent who forgets does not become the defendant.
- Deposit protection. If the agent protects it late, the tenant's claim for one to three times the deposit can be brought against you.
- Repairs. Section 11 of the Landlord and Tenant Act 1985 is a landlord's covenant. See what section 11 actually requires.
- The PRS Database. Registration is on the landlord. See who must register.
What an agent genuinely removes is the work and the hours. What it does not remove is the consequence. Anyone selling full management as "you never have to think about compliance again" is describing a service that does not exist.
What to check before you sign
- Redress scheme membership. Mandatory for letting agents in England and Wales. An agent not in one is trading unlawfully.
- Client money protection. Also mandatory. Ask which scheme and check it.
- Who holds the deposit, and in whose name it is protected.
- What "management" excludes — periodic inspections, renewals, serving notices and arrears work are often priced separately.
- Notice period to leave, and whether commission continues after you go.
The honest test
Self-managing suits you if you are near the property, comfortable with paperwork and deadlines, and would rather hold the relationship yourself. An agent suits you if you are distant, hold several properties, or would not reliably notice that a gas certificate expires in three weeks.
But either way the deadlines are yours. Run the free compliance check and we will track them whichever route you take.
Common questions
If I use a managing agent, am I still liable?
Yes, for most of it. Licensing, gas safety under regulation 36, deposit protection, section 11 repairs and PRS Database registration all sit on the landlord. An agent can carry out the task; they do not become the person prosecuted or sued. Delegating the work does not delegate the consequence.
What must a letting agent legally have?
Membership of a government-approved redress scheme and client money protection, both mandatory in England and Wales. In Wales the agent must also be licensed under Rent Smart Wales. An agent without redress membership is trading unlawfully — ask which schemes and verify rather than take it on trust.
What is usually excluded from full management?
More than people expect. Periodic inspections, tenancy renewals, serving notices, arrears recovery and court work are commonly priced separately or not offered at all. Ask what the percentage covers and what generates an additional invoice, and check whether commission continues after you give notice to leave.