Becoming a landlord involves more than finding a tenant and collecting rent. From referencing prospective occupants to maintaining the property and meeting legal obligations, successful letting requires time, organisation and ongoing attention.
For landlords exploring the local rental market, speaking with Hunters easton can help clarify the services available and the practical considerations involved in letting a property. Understanding local demand and obtaining property market insights in Easton can also help landlords make informed decisions about their investment.
Two of the most common options are full property management and tenant find only. Both provide professional assistance, but the level of ongoing support differs considerably. The right choice depends on your available time, experience, budget and willingness to manage day-to-day responsibilities.
1. What is a full management service?
Full management is a comprehensive lettings service in which an estate agent manages most routine aspects of the tenancy on the landlord’s behalf.
Depending on the agreement, this can include marketing the property, arranging viewings, referencing applicants, preparing tenancy documentation, collecting rent, organising repairs and communicating with tenants.
The agent becomes the primary point of contact for many tenancy-related matters.
This option is particularly useful for landlords with demanding jobs, multiple properties or limited experience. It can also suit those who live far away from their rental property and cannot easily attend inspections or coordinate repairs.
However, full management does not remove every legal responsibility from the landlord. Owners must still understand their obligations and ensure that the agent is carrying out the agreed duties properly.
2. What is a tenant find only service?
Tenant find only, sometimes called let-only, is a more limited service. The agent helps the landlord secure a suitable tenant, after which the landlord takes responsibility for managing the tenancy.
Typical services include:
- Advertising the property.
- Arranging and conducting viewings.
- Assessing applications and carrying out referencing.
- Negotiating the proposed tenancy terms.
- Preparing or arranging tenancy documentation, depending on the package.
Once the tenancy begins, the landlord generally manages rent collection, repairs, inspections and tenant communication.
This approach can be cost-effective for experienced landlords who have the time and confidence to manage their properties independently.
However, the landlord must be prepared to respond promptly when issues arise.
3. Key differences between full management and tenant find only
The principal difference is the level of ongoing involvement required from the landlord.
| Service | Full management | Tenant find only |
| Property marketing | Usually included | Usually included |
| Viewings | Usually arranged by agent | Usually arranged by agent |
| Tenant referencing | Usually included | Usually included |
| Rent collection | Usually included | Landlord’s responsibility |
| Repairs coordination | Usually included | Landlord’s responsibility |
| Tenant communication | Primarily agent-led | Primarily landlord-led |
| Ongoing inspections | As agreed in the package | Usually landlord-led |
| Fees | Generally higher | Generally lower |
Exact services vary between agents, so always check the written terms rather than relying on the package name alone.
4. Comparing letting agent fees and overall costs
Cost is often the first consideration when choosing a service.
Tenant find only usually involves a one-off fee, sometimes calculated as a percentage of the first year’s rent or as a fixed charge. Full management commonly involves an ongoing fee calculated as a percentage of rental income.
Although tenant find only is generally cheaper, the headline fee does not tell the whole story.
Landlords should consider the value of their own time, the cost of arranging repairs and the potential expense of mistakes involving tenancy administration or compliance.
For example, a landlord who manages a property personally may save on agent fees but need to take time away from work to handle an urgent repair.
Full management can provide greater convenience, but it is important to compare fees, exclusions and additional charges before signing an agreement.
5. Tenant referencing and finding reliable tenants
Finding a suitable tenant is one of the most important stages of letting a property.
Both services commonly include tenant referencing, although the precise checks should be confirmed with the agent. These may include identity verification, credit checks, employment and income verification, previous landlord references and affordability assessments.
A thorough process helps landlords assess applicants and reduce avoidable risks.
Landlords should also ensure that the referencing process complies with applicable legislation and that any tenancy decisions are made fairly.
With tenant find only, the landlord may take over responsibility for managing the relationship once the tenancy starts. Under full management, the agent usually remains involved throughout the tenancy.
6. Rent collection and arrears management
Rent collection is straightforward when payments arrive on time. Problems become more complicated when a tenant falls behind.
With full management, the agent will usually monitor payments, issue reminders and communicate with tenants about arrears according to the agreed service.
Some packages include additional arrears-management support, while others charge extra. Formal recovery action is not necessarily included.
Under tenant find only, the landlord normally monitors payments and contacts the tenant directly if rent is overdue.
This requires clear records, consistent communication and an understanding of the lawful procedures available when arrears persist.
Landlords should never assume that a management package guarantees rent. Rent guarantee insurance is a separate product, subject to its own conditions.
7. Property maintenance and repairs
Every rental property requires maintenance. Boilers can fail, leaks can develop and appliances may stop working without warning.
Full management usually means the agent coordinates repairs, communicates with contractors and keeps the tenant informed. The landlord generally remains responsible for approving expenditure beyond any agreed limit and paying for authorised work.
Tenant find only transfers the day-to-day coordination to the landlord.
This can work well for someone with reliable local contractors and the flexibility to respond quickly. It can be more challenging for landlords who live far away or have limited availability.
Before appointing an agent, check how emergency repairs are handled, whether contractor mark-ups apply and what spending authority the agent has.
8. Legal compliance and landlord responsibilities
Landlords in England must comply with a range of legal requirements, including applicable rules relating to gas safety, electrical safety, fire precautions, deposit protection and the provision of prescribed information.
The exact requirements depend on the property, tenancy and circumstances. Rules can also change, so landlords should obtain current guidance.
A full management agent may help arrange safety checks, retain records and remind the landlord about renewal dates. However, the management agreement should clearly state which tasks the agent undertakes.
Under tenant find only, the landlord will generally need to organise ongoing compliance independently.
Important: Appointing a letting agent does not automatically transfer all statutory responsibilities to that agent. Landlords should understand their obligations and verify that required checks and documents are completed.
9. Which service suits a hands-on landlord?
Tenant find only may be the better option if you:
- Have experience managing rental properties.
- Live close enough to respond to problems.
- Have dependable contractors available.
- Understand tenancy administration and compliance.
- Have time to communicate with tenants and monitor rent.
This service offers greater direct control and can reduce ongoing management costs.
However, self-management is not entirely passive. Landlords need reliable systems for keeping records, scheduling inspections, arranging repairs and responding to tenant concerns.
If your circumstances change, you may also be able to appoint a full management agent later, subject to the terms of your existing agreement.
10. Which service suits a busy or overseas landlord?
Full management is often more suitable for landlords who cannot regularly visit their property or handle day-to-day issues.
It can also benefit people with several rental properties, demanding work schedules or limited knowledge of lettings legislation.
Having an agent as the main point of contact can make communication and maintenance easier to coordinate.
The key is choosing a reputable agent with clear processes and transparent fees. Ask how frequently inspections take place, how maintenance is approved and how quickly tenant enquiries are normally handled.
11. Common mistakes landlords should avoid
One common mistake is choosing an agent solely because its fees are lower. A cheaper service may exclude tasks that later become expensive or time-consuming.
Another is assuming that full management covers every possible issue. Some agents charge additional fees for inspections, renewals, specialist repairs or formal arrears action.
Landlords should also avoid neglecting their own responsibilities. Even when an agent handles the practical arrangements, owners need to retain records and check that the agreed work has been completed.
Finally, always read the management agreement carefully, paying particular attention to termination provisions, notice periods and any fees payable when changing agents.
12. How to choose the right lettings service
Before deciding, assess three things: your budget, your availability and your confidence in managing a tenancy.
Request written quotations from several agents and compare the services included rather than just the headline percentage.
Ask specific questions about tenant referencing, rent collection, repairs, inspections, compliance support and additional charges.
Consider the rental property’s location, too. A property close to home may be relatively straightforward to manage personally, while a distant property could require considerable coordination.
The right choice should provide an appropriate balance between cost, control and convenience.
Conclusion: Making the right decision for your rental property
Full management and tenant find only both have advantages. Tenant find only is generally more economical and provides greater direct control, but it requires ongoing involvement. Full management costs more, yet offers practical support with the day-to-day running of a tenancy.
For experienced landlords with sufficient time, tenant find only can be a sensible option. For busy, inexperienced or overseas landlords, full management may offer greater peace of mind.
Ultimately, the best service is the one that suits your circumstances while ensuring that your property is maintained, tenants are treated fairly and legal responsibilities are met.
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