How to choose a letting agent: fees, services and what to check

A good letting agent finds reliable tenants, keeps you legally compliant and protects your income. A bad one costs you voids, arrears and fines.

Choose your service level

Let only (tenant find) – the agent markets the property, does viewings, references tenants and sets up the tenancy. You manage everything after that. Usually a one-off fee, often a few weeks' rent or a fixed amount.

Rent collection – let only, plus collecting rent and chasing arrears. Usually a monthly percentage of rent.

Fully managed – the agent handles everything: maintenance, inspections, safety certificates, deposits and check-out. Usually a higher monthly percentage of rent, plus set-up fees.

Compare total cost, not headline rates

Agents quote in different ways – a percentage of monthly rent, a fixed monthly fee, or a mix of set-up, renewal and inventory fees. Work out the total cost over a year for each agent, including VAT. On HomePitch, letting agents pitch with their fee clearly stated, so you can compare them side by side.

Check they're properly protected

In England, letting agents must:

• Belong to a government-approved redress scheme
• Have client money protection (CMP) if they hold rent or deposits
• Publish their fees clearly, including VAT

Ask to see the certificates. Membership of a professional body is a plus.

Questions to ask

• How do you reference tenants?
• How quickly do you usually let properties like mine?
• How often do you inspect, and do I get a report?
• Who handles repairs, and is there a spending limit before you call me?
• How do you deal with arrears?
• What's the notice period if I want to leave?

Know your obligations

Landlords must protect deposits in an approved scheme, provide gas safety and electrical safety reports and an EPC, and follow the right-to-rent and fire safety rules that apply where the property is. Rules differ between England, Scotland, Wales and Northern Ireland, and rental law in England has been changing – a good agent will keep you up to date.

Get letting agents to pitch for your property

General information only, not legal advice.