Landlord services: what to compare between letting agents

Letting out a property comes with responsibilities and decisions that can affect your income, your property’s condition and your time. Choosing a letting agent is about more than just finding tenants—it is about deciding who will handle day-to-day issues, legal compliance and emergencies on your behalf. Knowing what to compare helps you make the right call for your circumstances.

Decide which service level suits your needs

Letting agents typically offer three main service levels: let only, rent collection and full management. Understanding what each includes will help you match a package to your involvement and expectations.

• Let only: The agent markets your property, finds tenants, conducts viewings, collects references and usually sets up the tenancy agreement. Once the tenants move in, ongoing management is down to you. This suits landlords who want to handle repairs, compliance and rent collection themselves, but is less hands-off.
• Rent collection: This adds monthly rent collection and chasing arrears to the let only service. The agent will pass rent payments to you and follow up if tenants fall behind, but you are still responsible for repairs and property visits. This can be a middle ground if you are comfortable with property issues but want help with the financial side.
• Full management: The agent handles everything above, plus ongoing maintenance, tenant queries, periodic inspections, and may coordinate compliance checks. They are your tenant’s first point of contact. This is suited to landlords who prefer a more passive role or do not live locally.

Check on Annuvell Local whether an agent offers all three options and what is included under each, as not every agent defines these service levels in the same way.

Ask about key safeguards and protections

Letting agents hold your money and act on your behalf, so you need to know what protections are in place. There are several safeguards to confirm with any agent:

• Redress scheme membership: All letting agents in the UK must belong to a government-approved property redress scheme. This means you have access to an independent complaints process if problems arise. Ask which scheme the agent is a member of and look for a clear answer.
• Client money protection (CMP): Agents who handle rent and deposits should be part of a client money protection scheme. This covers you if the agent goes out of business or mishandles funds. Ask for the name of the CMP scheme and check if it is up to date.
• Tenancy deposit protection: For assured shorthold tenancies in England and Wales, deposits must be protected in a government-approved scheme. Check which scheme the agent uses and whether they register deposits promptly.
• Referencing process: Ask about the checks carried out on prospective tenants. A thorough process typically includes credit checks, employment status and previous landlord references. Knowing what steps are taken helps minimise the risk of arrears or damage.
• Routine inspections: Regular property inspections can catch issues early. Ask how often these are carried out, what is included, and if you receive a report with photos.

On Annuvell Local, many of these facts appear on each agent’s listing—labelled to show whether they are verified or stated by the business—so you can see at a glance what is covered and what is not stated.

Dig into property management details

Not all full management services are alike. Before you sign, clarify exactly how the agent will handle repairs, emergencies and contractor selection.

• Repair authority limits: Most agents have a limit up to which they can authorise repairs without seeking your approval. Ask what this figure is and how you will be notified for larger works. This helps prevent unexpected costs.
• Contractor selection: Some agents use their own pool of contractors, while others may allow you to approve tradespeople or use your preferred suppliers. Ask if you will see quotes for larger jobs and whether there are any arrangements with specific firms.
• Out-of-hours handling: Find out how emergencies are managed outside normal office hours. Is there a dedicated helpline? Who makes decisions if urgent work is needed at night or weekends?
• Reporting and communication: Ask how you will be kept informed about property issues, repairs and tenant queries. Will you get email updates, phone calls, or access to an online portal? Consistent updates help you stay in control.

You can use the estate agents category page on Annuvell Local to filter agents who offer property management and see their approach to these points.

Clarify all fees and terms before you commit

Fee structures can vary significantly between agents and service levels. Even when you do not have exact figures, it is helpful to know which charges to expect and what they typically cover.

• Setup fee: A one-off charge for marketing, viewings, referencing and preparing the tenancy agreement. Ask what is included.
• Renewal fee: Some agents charge if a tenancy is renewed rather than re-let. Check whether this applies and what is done for the fee.
• Inventory and check-in/out fees: Preparing a professional inventory and conducting check-in and check-out inspections are often charged separately. Ask if this is included in the main fee or billed as extra.
• Management fee: For ongoing services, agents usually charge a percentage of the monthly rent. Ask what this covers and whether there are any minimum charges.
• Exit or termination terms: Understand what happens if you want to leave the agent—are there notice periods, exit fees, or restrictions on contacting tenants directly afterwards?

Having a written list of all potential charges helps you compare agents fairly. The Annuvell Local compare tool lets you view these service facts side by side, showing clearly what is stated and where information is missing.

Confirm compliance support and legal checks

Even experienced landlords can find it difficult to keep up with changing legal requirements. Check which compliance tasks the agent will handle and which remain your responsibility.

• Gas safety: Private landlords must arrange an annual gas safety check by a qualified engineer. Ask whether the agent arranges this, reminds you, or leaves it to you.
• Electrical inspections: In England, a five-yearly electrical safety inspection is required for private rented homes. Confirm who organises and pays for this.
• Energy Performance Certificate (EPC): An EPC is required before marketing a property. Will the agent arrange this, and will you receive a copy?
• Right-to-rent checks (England only): Agents in England must carry out right-to-rent checks on tenants. Ask how this is managed and what documentation is collected.

Some agents handle all compliance as part of management, while others offer it as an extra service. If you are unsure what is included, check the business’s listing on Annuvell Local or ask for a written breakdown.

Compare agents using clear, published facts

You can save time by using directories like Annuvell Local to check facts about service levels, compliance support and management approach before you start calling around. Each estate agent listing shows which services are offered, whether details are verified, and if contact information is accurate and up to date. You can request proposals from several agents at once, using the same description of your needs, and see how their replies and terms compare.

It is also worth reviewing the questions to ask an estate agent before you instruct them for more ideas on topics to cover in your initial conversations.

Next steps

Write down what level of involvement you want, which services you need help with and what compliance tasks matter most to you. Compare letting agents near you on Annuvell Local, using the compare tool to view their service levels, management approach and published safeguards side by side. Request proposals from two or three agents, and use their answers to clarify exactly what is included before you instruct anyone.