How Much Do Letting Agents Charge Landlords and Tenants?

Understanding how much letting agents charge is essential for landlords looking to maximise their rental profits. Whether you’re a first-time landlord or have been in the industry for years with a multi-property portfolio, knowing how much agent fees for landlords can impact your investment strategy is important information to have.

At Seven Living, we believe in complete transparency when it comes to fees and services provided to our landlord clients. At the same time, we also know that the letting market in the UK–offers various service levels with corresponding fee structures, and these options can sometimes feel overwhelming. This guide breaks down the cost of various services and agent fees for landlords, helping you make informed decisions about your property management approach.

Key Takeaways: How Much Do Letting Agents Charge

• ● Regional variations significantly impact fees – London commands 15–20% for full management, compared to 8–12% in Scotland and Wales
  ● Additional charges like setup fees (£100–£300), inventory costs (£80–£300), and renewal fees (£50–£200) can substantially increase total costs
  ● The Tenant Fees Act 2019 shifted the financial burden from tenants to landlords, making estate agent fees for letting a more central consideration
  ● Online and hybrid agents typically offer lower management fees (4–8%) than traditional high-street agents
  ● When evaluating agents, consider their property marketing reach, tenant screening processes, and maintenance contractor networks

The Main Types of Letting Agent Services and Their Fees

Tenant Find Only Services

Tenant Find Only (sometimes called Let Only) is the most basic service offered by letting agents. This service typically includes marketing your property, conducting viewings, tenant referencing, preparing tenancy agreements, and collecting initial payments.

Average letting agent fees for Tenant Find Only services typically range from 50% to 100% of the first month’s rent, depending on the agent and the level of service included. When landlords ask ‘how much do letting agents charge for basic services?’, this is often where they start. Comparing estate agent fees for letting across several providers can help you pinpoint the best deal.

Rent Collection Services

This service goes one step beyond Tenant Find Only. In addition to securing a tenant, the agent also collects the rent on your behalf and may chase arrears if payments are missed.

How much are letting agent fees for landlords opting for rent collection? Expect to pay around 5–8% of the monthly rent. This can be a convenient option for landlords who want to avoid the hassle of chasing payments, but are happy to handle maintenance and tenant issues themselves.

Full Management Services

This is the most comprehensive package, ideal for landlords who want a completely hands-off investment. It typically includes everything from the tenant find and rent collection services, plus ongoing property inspections, maintenance coordination, and dealing with tenant queries throughout the tenancy.

In terms of how much letting agent fees for landlords are, full management costs are usually 10–20% of the monthly rent. In high-demand areas like London, fees can reach the upper end of this range, but still, many landlords find the convenience and peace of mind worth the investment. When you evaluate for full management, factor in the time and stress you’ll save, along with the financial calculations.

Additional Fees to Consider

Beyond the primary fee structures, there are several additional charges that landlords should be aware of when calculating their letting agent fees. These charges include:

Setup and Administration Fees

Many agents charge a setup fee to cover the administrative costs of bringing a new property onto their books. This can range from £100 to £300 depending on the agent and property type. These initial fees often cover tasks such as property assessment, marketing preparation, and establishing the necessary paperwork systems for your specific property requirements.

Inventory and Check-In/Check-Out Fees

Professional inventory services typically cost between £80-£150 for studio/1-bedroom properties, £100-£200 for 2-3 bedrooms, and £150-£300 for 4+ bedrooms. These services are essential for documenting the condition of your property at the beginning and end of tenancies. A thorough inventory can significantly reduce the potential for deposit disputes and provides crucial evidence should any disagreements arise regarding property conditions.

Renewal Fees

When a tenancy is renewed, agents often charge a fee that can range from £50 to £200, or sometimes a percentage of the monthly rent. These fees cover the administrative work involved in extending the tenancy, including updating agreements, conducting new reference checks if necessary, and ensuring all legal requirements continue to be met. It’s worth the investment though, to avoid these common landlord mistakes that can impact your profitability.

Regional Variations in Letting Agent Fees

It’s important to note that average letting agent fees will vary significantly across different parts of the UK. These regional differences reflect the local property market dynamics, competition between agencies, and the relative cost of living in each area:

London and the South East

London typically commands the highest letting agent fees in the country, with Full Management services often reaching the upper end of the scale at 15-20% of rental income. The competitive market and higher property values contribute to these elevated rates. In prime central London locations, fees can sometimes exceed 20%, particularly for high-value properties that require specialised management or marketing approaches.

Midlands and Northern England

In areas like Birmingham, Manchester, and Leeds, letting agent fees tend to be more moderate, with Full Management services typically ranging from 10-15% of rental income. The more balanced property market in these regions allows for more competitive pricing, although rapidly developing city centres may command fees at the higher end of this range, due to increased demand for professional management services.

The Impact of the Tenant Fees Act 2019

The Tenant Fees Act 2019 significantly changed the letting agency landscape by banning most fees charged to tenants. This landmark legislation has fundamentally restructured how letting agents operate and how estate agent fees for letting are distributed between parties.

Fees That Can No Longer Be Charged to Tenants

Agents can no longer charge tenants for administration fees, reference fees, credit check fees, inventory fees, or renewal fees. This has led to increased transparency in the rental market, but has also resulted in some agents adjusting their landlord fee structures to compensate for this lost revenue stream. Many agents have had to reevaluate their business models and service offerings to maintain profitability while complying with the new regulations.

What Can Still Be Charged to Tenants

Tenants can still be charged for rent, refundable deposits (capped at five or six weeks’ rent), refundable holding deposits (capped at one week’s rent), changes to the tenancy requested by the tenant (capped at £50), and early termination fees (when requested by the tenant). These remaining permissible charges have become more standardised across the industry, creating a more level playing field for tenants searching for rental properties.

Since the introduction of the Tenant Fees Act, many agents have adjusted their fee structures for landlords to compensate for the lost tenant revenue. This has resulted in some increases to the fees that letting agents charge landlords, particularly for Tenant Find services. Understanding the ins and outs of Assured Shorthold Tenancies is highly important in this changing landscape, as the legal framework continues to evolve with increasing tenant protections.

Making Letting Fees Work for You

Letting agent fees can vary widely depending on the level of service, location, and the agent’s pricing structure—but understanding these costs is the first step in managing your rental portfolio with confidence. Whether you’re looking for a basic tenant-find service or need full property management, it pays to look beyond the headline rate and assess the true value being delivered.

At SevenLiving, we make landlord support simple, transparent, and effective. Our clear fee structure, local expertise, and hands-on service mean you stay in control of your investment—without the hassle. We’re here to help you find the right solution for your property goals, no matter the size of your portfolio.

Get in touch today to discover how a smarter, more supportive letting service can help you maximise your returns and protect your assets for the long term.