Quick summary
Free checklist for choosing full property management: compare fees (typically 14.4%–20.4% inc VAT), understand tenant-find vs rent collection vs fully managed, and ask about Section 13 fees, repair mark-ups, and named local managers before you sign.
Who this is for
You’re instructing full management for the first time, switching from a call-centre agent, or comparing quotes after a fee shock. You don’t need another glossy brochure — you need a written comparison framework before you hand over keys and compliance.
1. Know your service tier
Agents sell three different products under similar branding. Know which one you’re buying before you compare prices.
- Tenant-find only — marketing, referencing, move-in; you manage after
- Rent collection — chases standing orders; repairs often still on you
- Fully managed — repairs, compliance, tenant contact, maintenance coordination
- Remote or busy landlords usually need fully managed — get it in writing
- Ask if they’ll take over an existing tenancy if you’re switching agents
2. Compare fees properly
Headline percentages hide VAT, renewals, and extras. Compare the full year on identical service tiers.
- Get a printed fee schedule — headline %, VAT, every extra listed
- Independent agents often quote ~14.4% inc VAT; national chains ~19–20.4%
- On £1,370 pcm at 14.4% ≈ £2,370/year; on £1,500 pcm at 20% ≈ £3,600/year (illustrative)
- Watch for Section 13 notice fees, renewal charges, checkout/inventory fees
- Ask about contractor mark-ups — often 10–20% on repair invoices
- Compare 2–3 written quotes on the same property before instructing
3. Questions before signing
A good agent welcomes scrutiny. If they dodge these, keep shopping.
- Who is my named local manager? Direct number — not a call centre
- Are you ARLA Propertymark (or equivalent) registered?
- What’s included vs billed separately in full management?
- How fast do you respond to emergency repairs?
- Who tracks gas, EPC, and EICR renewals?
- What’s the termination notice period and any exit fees?
- Can I speak to other landlords you manage for?
4. Why full management — not just tenant-find
Full management costs more monthly but saves time, travel, and compliance risk — especially if you’re not local.
- Compliance — gas, EICR, deposit rules, Renters’ Rights Act changes chased for you
- Maintenance speed — local contractors, not you googling plumbers at midnight
- Remote landlords — peace of mind when the property is counties away
- Tenant preference — many tenants want a reachable manager for repairs
5. Walk-away signals
Don’t instruct if you see these:
- No printed fee schedule — “we’ll sort it later”
- Can’t name your day-to-day manager
- No ARLA or equivalent registration
- Won’t provide landlord references
- Punitive exit clauses or hidden renewal fees
- Vague answers on what’s included in “fully managed”
Remember: cheapest headline % with expensive extras can cost more than a transparent local quote. Compare the full year, not the pitch meeting.
6. Instruct full management
- Chosen agent with written quote and clear service tier
- Signed management agreement — read termination terms first
- Named manager contact saved
- Keys, certificates, and deposit details handed over cleanly
- Tenant informed of new management contact (if switching mid-tenancy)
- First rent statement and compliance calendar confirmed
Fee reality (so you don’t get soft-sold)
A “small” 20% cut on £1,500/month is about £3,600 a year — before Section 13 fees, renewals, and contractor mark-ups. An independent at 14.4% on £1,370 pcm is about£2,370. That gap funds a lot of maintenance — if the service is actually delivered.
Next step
Use the interactive checklist and Management Helper on the homepage — or call Kerrigans for local full management in Doncaster (no CAPTCHA detour).
Guidance only. Rules change (including under the Renters’ Rights Act). Check Gov.uk and get advice for your property before you instruct anyone or sign anything.