Should you use a letting agent, or manage it yourself?

The honest answer is that it depends on your time, your confidence with the rules, and how much risk you're happy to carry. If you have one local property, spare time, and you'll keep on top of a growing pile of legislation, self-managing can work and saves you the management fee. If you're time-poor, live away from the property, or don't want a compliance mistake to cost you thousands, a good agent usually earns their fee — and since the Renters' Rights Act 2025 came into force on 1 May 2026, that calculation has shifted further towards using an agent.

For landlords in Lutterworth and across South Leicestershire weighing up whether to go it alone. Meant to be fair, not a sales pitch — last reviewed August 2026.

What does self-managing a rental property actually involve?

People underestimate self-managing because the good months are quiet. The work — and the risk — shows up at the start and end of a tenancy, and whenever something goes wrong. The full job:

• Marketing and viewings — writing the advert, decent photos, listing the property (the big portals like Rightmove only accept listings through an agent), and doing viewings, usually evenings and weekends.
• Referencing and Right to Rent — credit checks, employer and previous-landlord references, and the legal Right to Rent immigration check on every adult tenant. Get the last one wrong and the penalties are serious.
• Safety certificates and compliance — a valid EPC, an annual Gas Safety certificate, an electrical report (EICR) every five years, and working smoke and carbon monoxide alarms. Miss one and you're exposed.
• Deposit protection — taking the deposit (capped at five weeks' rent, or six if the annual rent is £50,000 or more), protecting it in an approved scheme within 30 days, and serving the prescribed information. Slip up and you can be liable for up to three times the sum.
• Rent collection and arrears — chasing late rent, keeping clean rent statements, and knowing what to do when payments stop.
• Repairs and maintenance — being the person a tenant rings when the boiler dies on a Sunday, and getting a reliable trade out fast.
• Inspections and record-keeping — periodic inspections, a proper inventory, and dated records of everything, because paperwork is now what protects you if things ever reach a tribunal or court.
• Ending a tenancy — serving the right notice, on the right form, for the right legal reason, if you ever need your property back.

None of this is beyond a capable landlord — but it's a real job with legal edges, and the cost of a wrong corner has risen.

How has the Renters' Rights Act 2025 changed the maths?

This is the big shift. The core reforms of the Renters' Rights Act 2025 came into force on 1 May 2026 and apply to both new and existing tenancies — there was no grace period. In plain terms, self-managing is now more demanding than it used to be. The headline changes:

• Section 21 "no-fault" evictions are gone. You can no longer end a tenancy simply by giving notice. Every eviction now needs a valid Section 8 ground, the correct notice period, and — for most grounds — evidence you can prove in court.
• Fixed terms have gone too. Every tenancy is now a rolling, periodic one. Your tenant can leave any time on two months' notice, so a guaranteed 12-month income is no longer something you can lock in.
• Getting your property back is slower. To sell or move in, you need four months' notice, can't use the ground in the first 12 months, and can't re-let for 12 months afterwards. On rent arrears, the threshold rose from two months to three.
• Rent increases are tightly controlled. Once a year only, via the prescribed Section 13 process, with two months' notice — and if the tenant challenges it at tribunal, the tribunal can only confirm or lower your figure, never raise it.
• New rules on pets, bidding and advertising. You can't unreasonably refuse a pet request (and must reply within 28 days), you must advertise a single fixed rent and can't accept offers above it, and "No DSS" or "no children" wording is now unlawful.
• Bigger penalties. Fines run up to £7,000 for a first or minor breach and up to £40,000 for serious ones, and tenants can seek Rent Repayment Orders of up to two years' rent.

A national Private Rented Sector Database is coming too, with landlord registration expected from late 2026 into 2027, and a Landlord Ombudsman after that. The direction of travel is clear: more paperwork, more prescribed forms, and less room for an honest slip.

What's the true cost of self-managing versus using an agent?

Self-managing looks free because there's no monthly fee — but the real cost is your time, plus the risk you now carry personally. A single compliance mistake (an out-of-date gas certificate, a deposit protected late, the wrong eviction notice) can wipe out years of "saved" fees in one go.

For comparison, a fully managed service typically costs around 10–20% of the monthly rent plus VAT, while a one-off tenant-find (let-only) service usually costs somewhere around 8–12% of the first year's rent. Figures vary by agent, so always ask for them in writing. We're happy to give you our own fees plainly — no surprises — if you get in touch.

A fair way to decide: if the fee costs you less than the value of your own time plus the risk you'd otherwise carry, an agent is worth it. For most landlords with a job, a family, or more than one property, it usually is.

Full management or let-only: which service do you need?

Using an agent isn't all-or-nothing. There are two main levels, and the right one depends on how hands-on you want to be.

Let-only (tenant find) is a one-off service. The agent markets the property, does viewings, references the tenants, handles the Right to Rent check, sets up the tenancy and protects the deposit — then hands over to you to manage day to day. It suits confident, local landlords happy to handle rent, repairs and compliance themselves but who want the marketing and referencing done properly. More on our let-only service page.

Fully managed is hands-off. The agent does everything let-only does, then stays on to collect the rent, chase arrears, arrange repairs, carry out inspections, keep your certificates in date, and handle notices and legal correspondence — including keeping you the right side of the Renters' Rights Act. It suits landlords who are time-poor, at a distance, or simply want it off their plate. That's what our fully managed service covers.

How do you choose a good letting agent?

If you decide to use an agent, choose carefully — the industry is only lightly regulated, so a few checks protect you. Look for these three things above all:

• Client Money Protection (CMP). A legal requirement for letting agents, it protects your rent and deposits if the agent goes bust or misuses the money. Ask which scheme they belong to — never use an agent who can't show you CMP cover.
• Membership of a redress scheme. Agents must belong to a government-approved redress scheme, such as The Property Ombudsman, so you have somewhere independent to go if something goes wrong.
• Transparent fees. A good agent gives you their fees clearly and in writing, with VAT shown, and no vague "admin charges" in the small print. If a straight answer on cost is hard to get, that tells you something.

It's also worth asking whether they're a member of a professional body like Propertymark and how well they know your area. A local agent who lets in Lutterworth, Broughton Astley, Market Harborough and the surrounding villages every week will know what a property should really rent for — knowledge that's hard to get from a spreadsheet.

So — should you self-manage or use an agent?

Self-manage if you have one property, time to spare, live nearby, and you're willing to keep on top of certificates, deposits, prescribed forms and the new rules. Use an agent — or at least let-only for the tricky start — if you're busy, at a distance, running more than one property, or you'd rather not gamble on getting the compliance exactly right every time. There's no shame in either choice; it's about being honest about your time and risk.

Frequently asked questions

Is it worth using a letting agent after the Renters' Rights Act?

For many landlords, yes — more so than before. The Act has added prescribed forms, tighter eviction rules and bigger penalties, so the cost of a mistake is higher. A good agent keeps you compliant and takes that risk off your shoulders, which is exactly where the fee earns its keep.

How much do letting agents charge?

As a rough guide, full management is typically around 10–20% of the monthly rent plus VAT, and a one-off let-only service is usually around 8–12% of the first year's rent. Figures vary, so always ask in writing before you commit.

Can I still evict a tenant now Section 21 has been abolished?

Yes, but only with a valid legal reason. Since 1 May 2026 every eviction must use a Section 8 ground — such as serious rent arrears or wanting to sell or move in — with the correct notice period and, in most cases, evidence you can prove in court. Getting the ground and notice right is now genuinely technical.

What's the difference between let-only and fully managed?

Let-only is a one-off service: the agent finds and references a tenant and sets up the tenancy, then hands over to you. Fully managed is ongoing: the agent also collects the rent, handles repairs, inspections, certificates and legal notices for the life of the tenancy. Let-only suits confident, local landlords; full management suits anyone who wants it off their plate.

What should I check before choosing a letting agent?

Check they hold Client Money Protection, belong to a government-approved redress scheme like The Property Ombudsman, and will give you their fees clearly in writing with VAT shown. Membership of a body such as Propertymark and real local knowledge of your area are strong signs too.

Do I have to register as a landlord now?

A national Private Rented Sector Database is coming, with landlord registration expected from late 2026 into 2027. It isn't fully in force yet, but it's worth getting your compliance documents in order now. Dates are still being confirmed, so check GOV.UK for the latest.

Talk it through with a local firm

We're a small, independent, family-run letting agent in Lutterworth, taking the stress off South Leicestershire landlords. Whether you're leaning towards self-managing, let-only or full management, we're happy to talk it through honestly and tell you what your property should really rent for. Book a free rental valuation or get in touch — no pressure, just straight advice.