The right letting agent helps you secure reliable tenants, protect your rental income, and stay on top of compliance – with less time spent managing the day-to-day.
Whether you own one buy-to-let or a growing portfolio, discover a simple, step-by-step approach to choosing a letting agent using practical, UK-specific checks you can apply today.
To make it even easier, download our free, printable checklist to keep on hand when comparing agents or speaking with them.
Table of Contents
Key Takeaways:
- Don’t choose a letting agent on price alone – look at how they actually run and manage your property.
- Proper tenant checks and fast action on late rent help keep your income steady.
- A letting agent who truly knows the local area can fill your property faster and market it better.
- Clear communication, upfront fees and staying legally compliant should be standard, not optional.
Do you need let only or full management?
Before comparing letting agents, it’s worth deciding what level of support you actually need.
Most letting agents offer two core services:
Let only
The agent:
- Markets your property
- Finds and references a tenant
- Prepares the paperwork
- Hands the tenancy over to you to manage
This can suit landlords who have time to manage tenancies and maintenance, and are comfortable staying on top of legal requirements.
Fully managed
The letting agent takes care of everything for you – from marketing and tenant checks to rent collection, maintenance, inspections and compliance.
This is often preferred by landlords who are time-poor, live further away or want a more hands-off investment.
The key is understanding how involved you want to be – and choosing an agent whose service level matches that.
What to look for in a letting agent
Not all letting agents work in the same way. Some focus on volume. Others focus on service. Some are highly proactive. Others are reactive.
If you want steady rental income and fewer surprises, you need an agent with solid systems, strong local knowledge and clear communication.
Below are the areas that make the biggest difference to your day-to-day experience as a landlord – and to the long-term performance of your property.
Use this as a practical checklist when comparing agents.
1. Tenant finding
What it is: How the agent sources, vets and secures tenants.
Why it matters: The right tenant protects your property and your income.
Look for:
✓ An extensive, up-to-date tenant database that matches your property’s target market
✓ Professional marketing on major portals like Rightmove and Zoopla
✓ In-depth referencing (credit, employment, previous landlord checks)
✓ Right to Rent compliance
2. Local knowledge
What it is: Understanding local rental demand, who typically rents in the area, realistic pricing and current market trends.
Why it matters: Remote or call-centre style agents may miss the small area differences that affect rent, demand and tenant interest.
A good local agent should:
- Advise on realistic rental values
- Know which property types move fastest
- Understand seasonal demand shifts
- Have trusted local contractor networks
For example, in Newcastle, rental demand differs significantly between Jesmond, Heaton and the city centre. Hyper-local knowledge matters.
3. Easy maintenance reporting
What it is: A clear, easy system for tenants to report issues.
Why it matters: The easier it is for tenants to report problems, the faster they can be resolved – helping protect your property and prevent small issues escalating.
Look for:
- A 24/7 online reporting portal
- Fast response times
- Clear contractor approval processes
- Transparent repair invoices
With a clear maintenance system in place, you can trust that your property is in safe hands.
4. How rent is collected and late payments are handled
What it is: How rent is collected and what happens if tenants don’t pay.
Why it matters: A clear system for collecting rent and chasing late payments (arrears) protects your cash flow and reduces stress.
Ask:
- When is rent transferred to you?
- How quickly are arrears chased?
- Do they offer a rent guarantee?
5. How your property is marketed and let
What it is: How and where they advertise your property, and how they manage viewings.
Why it matters: The right marketing makes sure your property is let quickly and avoids empty periods.
Check that they include:
- Professional photography
- Floor plans
- Listings on Rightmove and Zoopla
- Accompanied viewings
- Social media promotion
- Feedback after every viewing
You should also ask how long, on average, their properties stay on the market before a tenant moves in – this gives you a realistic idea of how well they fill properties.
6. Up-to-date compliance
What it is: Making sure your property meets all current legal requirements – from safety checks to deposit protection and required tenancy documents.
Why it matters: Landlord legislation changes regularly. If something is overlooked, it can lead to fines or complications later. A good letting agent keeps everything up to date, and keeps you informed too – so you don’t have to monitor every regulation yourself.
A compliant letting agent will:
- Protect the tenant’s deposit correctly and on time
- Provide tenants with all legally required paperwork
- Stay up to date with changes in landlord legislation
- Keep essential safety certificates up to date
7. Clear, consistent communication
What it is: How your letting agent keeps you informed about your property, your tenants and any issues that arise.
Why it matters: You should never feel unsure about what’s happening with your property or have to chase for basic updates.
From a professional letting agent, you should expect:
- A named point of contact who knows your property and can respond quickly when needed
- Regular inspection reports with clear summaries and photos
- Simple, easy-to-read rent statements
- Updates on maintenance issues and progress
- Advance notice of any legal or regulatory changes
8. Reviews and reputation
What it is: Checking what other landlords and tenants say about the agent before making your decision.
Why it matters: Marketing materials show what an agent promises. Reviews show what they actually deliver.
Check:
- Google and Trustpilot reviews – remember to read tenant reviews too, as happy tenants usually mean longer tenancies and fewer empty periods
- Whether there are consistent themes in the reviews, such as “hard to get in touch with” or “took too long to respond to maintenance requests”
- How long the agency has been trading
- Response to negative reviews
Questions to ask before you sign
Use these questions to compare agents properly – and pay attention to how specific their answers are.
Can you give me a full breakdown of your fees, including any additional charges?
Look for transparency. Ask about renewal fees, inspection costs, contractor mark-ups and exit terms.
How often do you conduct inspections – and what exactly do you report back to me?
Regular inspections (typically quarterly) help spot maintenance issues early and confirm the property is being looked after.
What is your average time between tenants?
This tells you how effectively they price and market properties. Ask for a real figure, not a vague answer.
What is your process for dealing with late rent?
You want clear steps – when they contact the tenant, how quickly they escalate, and whether they offer rent guarantee.
How are repairs and maintenance handled day to day?
Check if tenants have 24/7 reporting, how contractors are chosen, and whether you’re consulted before major works.
How do you make sure my property stays legally compliant?
Ask who tracks regulation changes, how safety checks are scheduled, and how you’re notified about new requirements.
How will you keep me informed about changes in legislation?
A good agent should provide proactive updates – not expect you to chase them.
Final tips before you decide
- Visit their office (or video call). Professional setup reflects professionalism.
- Read the management agreement carefully. Check termination clauses.
- Don’t choose on price alone. Price matters, but long-term value matters more.
Think long-term. A great letting agent is a business partner, not just a supplier.
Free landlord checklist
Before you speak to any letting agent, download our free, printable checklist.
It summarises the key questions to ask and the warning signs to look out for – so you can compare agents confidently and keep notes as you go.
Your expert letting agent in Newcastle
If you’re looking for a letting agent who understands the Newcastle market, Mansons can help.
Why choose Mansons?
- No management fees for the first 6 months*
- 12-month rent guarantee and legal protection
- Full legal compliance support
- Professional marketing and in-depth tenant referencing
- 4.8 ⭐ Google rating
Whether you need a simple tenant find service or fully managed support, our team handles everything from marketing to maintenance.
