7 things to check before you appoint a letting agent

More private landlords are handing the day-to-day running of their properties over to a letting agent than at any point in the last two years. A survey of National Residential Landlords Association (NRLA) members, published on 27th August 2026, found that 66% now use an agent in some capacity, the highest proportion recorded in at least two years.

It isn't hard to see why. Since the Renters' Rights Act took effect on 1st May 2026, landlords have had to get to grips with the end of fixed-term tenancies, a reworked possession process, rent increases capped to once a year, and a private rented sector database due to launch in phases later this year. For many landlords, paying someone else to keep on top of all of it has started to look like the sensible option.

But appointing an agent doesn't automatically mean you're covered. Here's what's worth checking before you hand over the keys, literally or otherwise.

More agents doesn't always mean better outcomes

The same survey found a gap worth taking seriously. Among tenants whose homes are fully managed by an agent, only 59% said they were satisfied with how repairs were handled, against 73% where the landlord managed things directly. NRLA chief executive Ben Beadle has used the figures to press government for minimum training standards for agency staff, arguing that a consultation pencilled in for next year isn't good enough given how quickly landlords are coming to rely on agents to keep them compliant.

None of this means agents are a bad idea. A good one will keep you compliant, keep tenants happy, and save you a considerable amount of time. But quality varies a lot between firms, and the sector still isn't formally regulated in England, so the responsibility for vetting an agent, and for meeting your landlord duties even when someone else is managing day to day, sits with you.

It's also worth remembering that slow repairs aren't just a tenant satisfaction issue. Under the Renters' Rights Act, unresolved hazards can leave you exposed to enforcement action, and an unhappy tenant is a tenant more likely to serve their two months' notice and leave, landing you with a void period and the cost of finding someone new. A slick sign-up process is only worth something if the service holds up once a tenant actually needs help.

Seven checks before you appoint a letting agent

Whether you're appointing an agent for the first time or reviewing the one you already use, these are the essentials.

1. Client money protection: Any agent holding rent or deposit money on your behalf should belong to a client money protection (CMP) scheme. This ring-fences your money if the agency becomes insolvent or funds go missing. Ask to see current certification, not just a logo on their website.
2. Redress scheme membership: All letting and property management agents in England are legally required to belong to a government-approved redress scheme, either The Property Ombudsman or the Property Redress Scheme. This gives tenants and landlords a free route to resolve complaints without going to court. If an agent can't produce a membership number, treat that as a warning sign.
3. A working grasp of the Renters' Rights Act: Ask directly how the agent handles Section 8 notices, the two-month tenant notice period, and Section 13 rent increases. A confident, specific answer tells you more than any brochure. If they're vague on the detail, they'll be learning on your tenancy, not before it.
4. Fee transparency: A clear, written breakdown of every fee, tenant find, management percentage, renewal charges and contract termination costs, should be available before you sign anything. It's also worth checking what happens if you want to leave. Our guide to switching letting agents sets out what a fair exit clause looks like.
5. Response times and communication: Ask how repair requests are logged and how quickly tenants can expect a reply. The satisfaction gap above often comes down to exactly this: slow acknowledgement of an issue, rather than the underlying quality of the work itself.
6. Track record and references: Online reviews are useful, but ask for landlord references directly, ideally from someone who has used the agent's full management service for at least a complete tenancy cycle, including a rent review and at least one repair.
7. What happens if it goes wrong: Check the contract's notice period and any restrictions on your tenants if you switch agents or decide to self-manage later. A reputable agent won't try to lock you in indefinitely.

Agent, self-manage, or somewhere in between

Full management isn't the only option. Plenty of landlords use a tenant find service to handle marketing, referencing and the initial tenancy paperwork, then manage the day to day themselves once a tenant is in place. It tends to suit landlords with one or two properties close to home who don't mind fielding the odd repair call. Others prefer full management throughout, particularly if they own property at a distance, hold several lets, or simply want compliance handled by someone whose job it is to stay on top of it. Our explainer on what property management actually covers is worth reading before you decide which suits you, and non-resident landlords in particular tend to find full management removes a layer of stress that self-managing from overseas simply can't.

Getting it right from the start

Whichever route you choose, the underlying point stands: the more complex the rules get, the more a poor choice of agent costs you, not just in fees, but in compliance you thought you'd already outsourced.

At Moovehub, our tenant find service gets a compliant tenancy set up correctly from day one, with client money protection and redress scheme membership as standard rather than an afterthought. If you'd rather hand over the ongoing admin too, our fully managed service takes care of rent collection, repairs and compliance for the life of the tenancy. And if you've decided it's time to move on from letting altogether, our sell your home service can talk you through your options.