Being a landlord comes with plenty of decisions, especially when it comes to finding tenants for your rental property. One option you’ll often hear about is a let-only service—but what exactly does that mean, and is it a good fit for your situation?
If you’re a UK landlord weighing up your options, this guide will explain how let-only services work, why they appeal to many property owners, and what drawbacks to watch out for. Let’s break it down clearly and simply.
Let-Only Service Explained (No Jargon, Just Facts)
In plain English, a let-only service means you hire a letting agent to find you tenants—but once the tenant moves in, the rest is over to you.
Here’s what a letting agent usually covers with a let-only arrangement:
✅ Advertising your property on popular platforms like Rightmove, Zoopla, or OnTheMarket
✅ Organising viewings with potential tenants
✅ Vetting applicants through background checks and references
✅ Sorting out the tenancy agreement (usually an Assured Shorthold Tenancy, or AST)
✅ Taking the first rent payment and securing the deposit in a government-approved scheme
Once all that’s done, the agent steps away, and you as the landlord manage the property from that point onwards.
Did You Know?
According to Propertymark, many UK landlords prefer let-only services because they save money while ensuring the legal bits are handled correctly at the start.
The Benefits of Let-Only for Landlords
Let-only services have their perks—here are the key reasons landlords often go for this option:
✅ It’s More Affordable
Compared to fully managed services, let-only is far cheaper. Most agents charge a one-off fee, typically around 75% to 120% of the first month’s rent, plus VAT.
✅ You Get Professional Tenant Finding
Letting agents know the rental market. They have the tools and platforms to market your property properly, helping you attract quality tenants faster.
✅ Keeps You Legally Covered (At Least to Start)
The legal side of letting in the UK can be a minefield—think Right to Rent checks, Energy Performance Certificates (EPC), and deposit protection. A good agent ensures you’re compliant at the start of the tenancy.
✅ Saves You Time at the Tenant-Finding Stage
From taking photos to showing people around and sorting contracts, the agent handles the legwork upfront, so you’re not stuck doing admin or chasing leads.
What’s the Catch? Downsides of Let-Only Services
While let-only works well for many landlords, it’s not for everyone. Here are some of the potential downsides:
❌ You Manage Everything After Move-In
The minute the tenant moves in, the responsibility falls entirely on your shoulders:
- Handling maintenance or repairs
- Collecting rent (after the initial payment)
- Sorting any disputes or legal issues
- Keeping up with ongoing legal requirements
If you’re not hands-on or live far from the property, this can become stressful.
❌ No Day-to-Day Support from the Agent
Let-only means the agent’s job ends after finding the tenant. You won’t get help with ongoing problems unless you upgrade to a managed service.
❌ Risky for New or Inexperienced Landlords
If you’re new to being a landlord or unsure about UK property laws, managing the tenancy yourself can feel overwhelming. Mistakes can be costly.
Quick Comparison: Let-Only vs Fully Managed
| Feature | Let-Only Service | Fully Managed Service |
|---|---|---|
| Tenant Finding | ✔ Included | ✔ Included |
| Marketing & Viewings | ✔ Included | ✔ Included |
| Ongoing Rent Collection | ✖ Landlord’s job | ✔ Agent handles it |
| Repairs & Maintenance | ✖ Landlord arranges | ✔ Managed by agent |
| Day-to-Day Tenant Support | ✖ Not included | ✔ Included |
| Overall Cost | Lower (one-off fee) | Higher (monthly % of rent) |
Real-Life Example: Meet James from Birmingham
James, a landlord based in Birmingham, owns a two-bedroom flat he rents out. He chose a let-only service through his local letting agent.
The agent handled advertising, arranged viewings, vetted applicants, and organised the tenancy agreement. Within three weeks, James had tenants in place.
Since then, James manages the property himself. He deals with maintenance requests, rent collection, and any tenant concerns. While he saves money by not paying monthly management fees, he admits it can be time-consuming, especially when unexpected repairs pop up.
My Honest Take as Someone Who’s Seen Both Sides
From my own experience chatting with landlords and working in the property world, I’d say let-only works well if you’re confident, nearby, and have the time to be hands-on.
But—if you’ve got multiple properties, live far away, or simply don’t want the hassle, paying extra for full management often saves headaches long-term.
Remember, getting the legal side wrong can be costly, so make sure you’re clued up if you’re going the let-only route.
Common Questions About Let-Only Services
Expect to pay around 75% to 120% of the first month’s rent, plus VAT. Prices vary by area and agent, so always get quotes upfront.
Yes, they should. The deposit is typically registered with schemes like DPS, TDS, or MyDeposits, keeping you legally compliant.
Definitely. Most letting agents offer flexible packages, so you can upgrade to full management if life gets busier or circumstances change.
Final Thoughts
Choosing a let-only service can be a smart, cost-saving option for experienced, hands-on landlords who are confident managing tenants themselves.
However, it’s not ideal for everyone—especially if you want peace of mind or don’t live near your rental property.
Whatever you decide, always work with a reputable, Propertymark-accredited agent and make sure you fully understand your legal responsibilities as a landlord in the UK.