Landlord Advice
Should I Manage My Rental Property Myself?
Self-management can work well for some landlords - and become much harder for others. Here's how to tell which you are.
Many landlords manage their own property successfully, and plenty of others find it takes more time and carries more risk than they expected. Here is an honest look at what self-management involves, so you can decide which suits you.
What managing a tenancy actually involves
- Finding and checking tenants: advertising, viewings, referencing and right-to-rent checks on every adult occupier.
- Paperwork at the start: a tenancy agreement that reflects the periodic tenancies introduced by the Renters' Rights Act, an inventory, protecting the deposit within 30 days and serving the prescribed information.
- Safety and compliance: annual gas safety checks, an EICR at least every five years, a valid EPC, smoke and carbon monoxide alarms, and keeping records of all of it. See our compliance checklist.
- Rent: collecting it, chasing late payments and knowing what to do if arrears build up.
- Repairs: taking calls, often in the evening or at weekends, finding reliable trades and following up.
- Inspections and rent reviews: visiting the property and, if you increase the rent, using the correct section 13 notice no more than once a year.
- The end of a tenancy: check-out, deposit deductions and disputes, and re-letting.
When self-management works well
Typically, when you have one property or a small number close to home, time to deal with calls and visits yourself, a reliable list of trades, and the willingness to keep up with the rules. Some landlords also simply enjoy it and like the direct relationship with their tenant.
When it gets harder
- Distance. If you live outside Stoke-on-Trent, every repair or inspection becomes a trip or a phone call to someone else.
- More properties. Compliance dates, rent payments and repairs multiply quickly.
- A difficult tenancy. Arrears or a dispute take time, and since section 21 ended, regaining possession means using the correct section 8 ground, notice and evidence. Mistakes cause delays.
- Changing rules. Lettings law has changed a lot recently, with more to come, including a landlord database and the Decent Homes Standard. Missing a requirement can bring fines from the council or make possession harder.
Comparing the costs
Self-management saves the agent's fee, but it isn't free. Count your own time, travel, the cost of mistakes and the rent lost if a property sits empty for longer. Against that, our Full Management is 12% of the rent including VAT, and Let Only is a one-off £420 including VAT. All our fees are on our fees page.
The options
- Manage it yourself. You handle everything, from finding the tenant to the end of the tenancy.
- Let Only. We find, reference and move in the tenant, then you run the tenancy yourself. A good middle ground if you live nearby and are confident with the day-to-day.
- Full Management. We handle everything: rent, repairs within a limit you set, two inspections a year, compliance, rent reviews and an out-of-hours emergency line. Rent is paid to you around five working days after the tenant pays, with a statement.
Not sure which suits you? Talk it through with us. We're landlords ourselves, and we'll give you an honest view.
Frequently asked questions
Is it worth using a letting agent?
It depends on your time, distance from the property, number of properties and confidence with the rules. Many landlords with one nearby property manage well themselves; landlords further away or with several properties often find full management saves time and reduces risk.
What is the difference between Let Only and Full Management?
With Let Only, the agent finds, references and moves in the tenant, then you run the tenancy. With Full Management, the agent also collects rent, handles repairs, inspections, compliance and notices for the whole tenancy.