Why Choosing the Right Agent Matters
Letting a property is complex and time-consuming. From marketing and viewings to referencing, compliance, and negotiations, the process demands expertise, resources, and significant time investment.
A good letting agent reduces void periods and finds quality tenants faster. They manage compliance requirements, professional marketing, tenant referencing, and rent negotiations—freeing landlords to focus on their investment strategy rather than administrative burden.
Using an agent who advertises on major property portals like Rightmove gives landlords maximum exposure to active tenants. The statistics are compelling: tenants are eight times more likely to find their home through Rightmove, and approximately 80% of time spent on property portals is spent on Rightmove specifically.
Choosing the right agent isn’t just convenient—it directly impacts your rental income, tenant quality, and overall investment success.
Understanding the Benefits of Using a Letting Agent
Professional letting agents provide significant advantages over self-managing:
- Faster lets through large applicant databases and active tenant registers
- Professional marketing including high-quality photos, accurate floorplans, and optimised listing descriptions
- Compliance guidance ensuring legal requirements are met
- Reduced administrative burden for time-poor landlords
- Expert support with negotiations, tenancy agreements, and deposit protection
Advertising through agents on Rightmove dramatically increases enquiries and viewings compared to self-marketing on smaller platforms. The exposure difference alone often justifies agent fees through reduced void periods and stronger tenant applications.
Identify Agents with Experience in Properties Like Yours
Before contacting agents, research the local lettings market as if you were a tenant searching for your own property.
Search online and evaluate:
- Which agents list properties similar to yours (type, size, location, price range)
- Quality of photography across their listings
- Accuracy and appeal of property descriptions
- Clarity of floorplans and additional marketing materials
Include “Let Agreed” properties in your search to identify which agents successfully let comparable homes. An agent who regularly lets properties like yours will already have a pool of suitable, pre-qualified tenants actively searching.
Experience matters enormously. Agents specialising in family homes understand different tenant requirements than those focused on city centre apartments or student accommodation.
Need Expert Support with Your Rental Portfolio?
Explore our landlord financing solutions designed for property investors seeking to expand or optimize their portfolios. From buy-to-let mortgages to portfolio strategies, our specialists understand successful property investment.
Create a Shortlist of Agents
Systematic research helps identify agents worth interviewing.
Use MyRightmove to Save Listings
Create a MyRightmove account and save examples of well-marketed listings similar to your property. This approach helps you:
- Identify agents behind the best-presented properties
- Define the marketing standard you expect for your own listing
- Compare photography, descriptions, and presentation quality
- Build a shortlist based on demonstrated capability
Evaluate Local Presence and Reputation
Consider which agents you recognise and why:
- Who appears to be a market leader in your area?
- Are there up-and-coming independent agents gaining traction?
- What do local landlord friends recommend—and why?
Ask other landlords about their experiences. Personal recommendations reveal service quality that marketing materials cannot.
Shortlist different agent types to compare approaches:
- Large corporate chains with extensive resources
- Established independents with local expertise
- Lettings-only specialists focused exclusively on rentals
Aim for 4-6 agents on your shortlist before making contact.
Speak to Each Agent: What to Ask
Treat this process like interviewing for an important service provider. Avoid discussing fees first—focus initially on trust, expertise, and capability.
Key Questions to Ask
Use this letting agent checklist during conversations:
- On average, how many viewings does it take to secure a tenant?
- What type of tenant do you expect my property will attract?
- What’s included in your marketing package (photos, floorplans, video tours)?
- What do you do proactively to generate viewings?
- What rent levels are you achieving at the moment?
- How is the local lettings market performing right now?
- Which similar properties have you recently let?
- How long did those properties take to let?
- How many negotiators work in your office, and how are they incentivised?
- Will I have one point of contact throughout the process?
- Where is your property management team based?
- Are you members of ARLA, UKALA, or other professional bodies?
- Can you provide landlord testimonials or case studies?
- Do you offer premium marketing on Rightmove (Featured Property, Premium Listing)?
- Which redress scheme do you belong to (The Property Ombudsman or The Property Redress Scheme)?
- What Client Money Protection scheme do you use?
According to guidance from the National Trading Standards Estate and Letting Agency Team, all letting agents must belong to a government-approved redress scheme and comply with Client Money Protection requirements.
Assessing Their Marketing Quality
Professional photography significantly impacts enquiry rates. Properties with high-quality images receive substantially more interest than those with amateur photographs.
Evaluate whether agents provide:
- Professional photos with proper lighting and composition
- Strong listing descriptions highlighting lifestyle benefits, key features, and local amenities
- Accurate floorplans that help tenants assess suitability before viewing
- Video tours or virtual viewings for premium properties
Good agents should clearly explain their rental property marketing strategy and demonstrate how they’ll present your property to maximise interest. For insights on effective property presentation, see our guide on conducting successful viewings.
Understanding the Agent’s Service Levels
Agents typically offer different property management services levels:
Tenant-find only:
- Marketing, viewings, referencing, and tenancy setup
- Landlord manages property directly after move-in
- Lower fees but more landlord involvement
Fully managed:
- Complete end-to-end service including rent collection
- Maintenance coordination and contractor management
- Inspections, renewals, and deposit dispute handling
- Legal compliance monitoring and safety certificate management
Ask specifically how they handle:
- Emergency maintenance requests
- Routine property inspections
- Tenancy renewals and rent reviews
- Deposit disputes at tenancy end
- Compliance with changing regulations
Understanding service scope prevents misunderstandings and ensures you receive the support level your situation requires.
Ready to Maximize Your Rental Property Potential?
List your property on Million Plus to connect with quality tenants actively seeking professional, well-maintained accommodation. Our platform emphasizes the standards that attract reliable, long-term renters.
Comparing Fees — The Right Way
Agent fees matter, but should not be your primary deciding factor.
A cheaper agent who performs poorly can cost significantly more through:
- Longer void periods (lost rental income)
- Poor tenant selection (arrears, damage, disputes)
- Compliance failures (fines, legal issues)
- Inadequate marketing (reduced tenant quality)
Choose based on trust, experience, and quality of service first. After shortlisting agents who meet your standards, compare fee structures fairly—ensuring you’re comparing like-for-like services.
The difference between a 10% and 12% management fee becomes insignificant if the cheaper agent leaves your property empty for an extra month or places a tenant who causes problems.
According to GOV.UK guidance on letting agent fees, agents must clearly display their fees and cannot charge tenants for most services—but landlord fees vary significantly between providers.
Final Thoughts
Choosing a letting agent is one of the most important decisions a landlord makes. The right agent saves time, reduces risk, and secures better tenants quickly—while the wrong choice leads to extended voids, problematic tenancies, and unnecessary stress.
Look for agents demonstrating:
- Experience with properties similar to yours
- Transparency about processes, fees, and expectations
- Marketing quality that maximises your property’s appeal
- Strong local presence and market knowledge
- Professional credentials including redress scheme and CMP membership
Take time to interview agents properly and understand their approach before committing. Whether you’re letting your first property or managing an established buy-to-let portfolio, the agent comparison process deserves serious attention.
The right letting agent becomes a genuine partner in your property investment success—making this decision one worth getting right.
