Cribs Estates Ltd
Phone
WhatsApp
Back to the blogs list

How Much do Letting Agents Charge Landlords

Letting Landlords
Posted in   Apr 15 , 2025
How Much do Letting Agents Charge Landlords

Landlords considering letting a property in the UK know that the process can be rewarding but demanding. The most common way landlords handle multiple properties outside their living areas is by hiring reliable and cost-effective letting agents. If you’re thinking about managing your properties but don’t know how much letting agents charge landlords, and what you're paying them for, here’s a brief breakdown of how the fees are calculated and whether it’s worth the investment. 

The Standard Fee Structure: What to Expect

The fee structure in the UK depends on the list of services provided, which is why most companies offer 3-tier services: finding tenants, collecting rent, and managing the entire property. Each service has a different price structure and responsibilities. 

If we talk about finding tenants only service, companies charge around 75% to complete 100% of one month's rent, along with added VAT. The services included in this tier include marketing the property, handling viewings, background checks of the tenants, and drafting tenancy agreements. 

Next comes the rent collection service, where the estate agents collect the rent on your behalf and even chase the arrears if needed. This service will cost landlords around 5%-10% of monthly rent, with additions that include tenant finding fees. 

For landlords who opt for complete managed services, the most viable option is an estate agent who charges between 10% and 15% of their monthly rent. The services include every aspect, ranging from property maintenance and inspection to handling the queries of tenants, checking local council compliance, and any emergencies.

Location Matters

Like the property prices, the fees of letting agents can also vary as per the location. For example, in London and other areas with high demand, agents charge higher to manage a full service and push to go ahead 15%, depending on how premium the the property is and what management is required there.

Whereas, the landlords living in the small areas will the rates of agents to be more cost-effective. But, you need to remember that cheap rate does not mean a better service so it’s important to do the homework about your expectations before thinking about the cost and going for a cheap option. 

Are the Fees Regulated?

As per the official Tenant Fees Act 2019, the letting agents were banned to take fees from tenants, however, they are allowed to charge landlords. Agents can set their own pricing as per tier-services provided so it becomes necessary to comapre the services with other agencies before hiring and signing the agreement. 

It is required for letting agents to be a part of a redress scheme like Property Ombudsman or the Property Redress Scheme. Majority of the estate agents are already a part of bodies like ARLA Propertymark that has a list of code to conducts to follow and encourage to have transparency.  

Can You Negotiate?

Yes, letting agent fees are not set in stone. Especially in areas with plenty of competition, many agents are open to negotiation. If you have multiple properties or intend to be a long-term client, you may be able to secure a reduced rate.

It’s always worth asking for a discount or requesting that certain extras be included in the base fee. But do so carefully, choosing an agent solely because they’re the cheapest may backfire if the service turns out to be poor.

Is It Worth Paying for a Letting Agent?

This ultimately comes down to your experience, availability, and how hands-on you want to be. If you’re a new landlord or live far from your rental property, a letting agent can provide peace of mind and ensure you remain compliant with ever-changing regulations.

Full management may seem costly, but for landlords who value time and stress-free income, it can be well worth the expense. On the other hand, if you’re confident in handling tenant queries, legal paperwork, and maintenance issues yourself, a tenant-find only service might suffice.

How Cribs Estates Can Help

At Cribs Estates, we understand that every landlord has different needs. Whether you own one property or a growing portfolio, our letting services are designed to make the process smooth, compliant, and profitable. We offer transparent pricing with no hidden fees, and our experienced team handles everything from finding the right tenant to managing day-to-day maintenance and ensuring legal compliance.

Located in the heart of London, we know the local rental market inside out. Our dedicated lettings experts provide personalised advice, regular updates, and access to trusted contractors, so you can rest easy knowing your property is in safe hands.


Shared on social media

Comments


Latest Blogs

How to Rent My Property: UK Step-by-Step Guide (2025)

Anyone who has a property in the UK that is not in personal use must be searching for “how to rent my property” and getting too much generic knowledge that is not even relevant, as per official laws. We have compiled a simple guide to help first-time landlords and busy investors who want a clear understanding of what they can do to rent their properties. Let’s start: 1) Confirm you’re allowed to let and whether you need a licenceBefore you begin on the journey, first check about your mortgage and lease (if you are a leaseholder), as you may require consent to let. You will also need to confirm with the local council if they are running any licensing schemes. If the property is going to be let to 5 or more people in 2 or more properties, it will be considered an HMO and will require a licence. Some councils have “additional” or “selective” licencing for smaller lets, so you need to check with your estate agent, like Cribs Estate. 2) Get legal compliance in order (do this before marketing)A property that follows all the rules can expedite the letting process and even protect itself in case anything goes wrong. What you require is: An annual Gas Safe check on each appliance, with a record provided for the tenant.An EICR at least every 5 years by a qualified person, with copies provided on request.Smoke alarms on every storey and a CO alarm in rooms with a fixed combustion appliance (e.g., a gas boiler). As of October 2022, it was made official that landlords must repair/replace alarms when notified that they’re faulty.Your property must be E or above (domestic PRS). The official guidance was updated in August 2025; E remains the legal minimum for now.3) Pick your letting agentSelecting an agent that will ensure everything goes smoothly on your behalf will not only save time and effort but will also help you to focus on other tasks. Cribs Estate has a thorough understanding of marketing, referencing, rent collection, and maintenance due to its local presence. They can fully manage every step, including tenant finding, inspections, repairs, and ensuring compliance with updated legal requirements. Plus, they have network connections with tenants and portals, so they can market your property with HD photos that will ensure better enquiries.  4) Price it right and prepare the propertySet a realistic asking rent by comparing local listings and recent lets. A quick refresh, neutral paint, bright bulbs, and tidy outdoor areas pay back in fewer voids. Replace tired sealant, fix dripping taps, and deep-clean kitchens and bathrooms. Small, simple changes often beat costly refits for ROI.5) Take the holding deposit correctly, then the tenancy deposit within legal capsUnder the Tenant Fees Act, permitted payments are tightly limited. Deposits are capped at 5 weeks’ rent if the annual rent is under £50,000 (6 weeks if the annual rent is £ 50,000 or more). A holding deposit is capped at 1 week’s rent.Once paid, you must protect the tenancy deposit within 30 days in a government-backed scheme and give the prescribed information.6) Use a robust AST, inventory, and check-inIssue a clear assured shorthold tenancy (AST) with fair terms and conditions. Provide the government’s “How to Rent” guide at the start of the tenancy, using the current version; otherwise, some notices (e.g., Section 21 under current law) may be invalid.Commission a professional inventory with dated photos and meter readings, then have tenants sign it at check-in. It’s your best defence in any deposit dispute. Competitor checklists emphasise this step because it saves hassle later.7) Move-in pack and onboardingHand over keys with a concise “house manual” that includes appliance guides, bin days, emergency contacts, alarm locations, utility information, and expectations for reporting repairs. Walk through alarm tests and show stopcocks and fuse box locations. It sets the tone for a calm tenancy.8) Manage well: inspections, maintenance, and recordsSchedule light-touch inspections (e.g., every 6 months), log issues, and fix hazards promptly. Keep compliance dates diarised: annual gas, five-year EICR, and any licence conditions. If you change anything safety-critical (e.g., a boiler), update your records immediately.9) Keep an eye on rule changes (2025–26)Policy is shifting. The government’s Renters’ Rights Bill proposes reforms such as abolishing Section 21, moving to periodic tenancies, a PRS database/ombudsman, and limits on rent increases (implementation is not immediate; timings are still being worked through). Track updates and plan, but act on what is in force today.Quick legal checklist (England) you can tick offGas Safety Certificate (annual).EICR (at least every five years).Smoke alarm on every storey; CO alarm where there’s a fixed combustion appliance; repair/replace when told it’s faulty.EPC rating E or above.Right-to-Rent check completed before tenancy starts (for England).Serve the current How to Rent guide at the start.Deposit within the legal 5/6-week cap and protected within 30 days.Licensing checked (HMO/Selective/Additional).

Read more

How Much Can a Landlord Charge for Late Fees in the UK?

Late rent is not a good sight for anyone, as every landlordwants to treat good tenants fairly. However, you also need to keep your cash flow protected without any issues. What’s the catch? The rules vary across the UK, which is why it can become a headache for landlords to decide what and how much to charge for late fees. Here’s a simple guide to help you get an idea of how much can a landlord charge for late fees in the UK.  Interest Only, After 14 Days For England, the Tenant Fees Act 2019 has strict rules for late rent charges, and you cannot add a flat “admin” or “chasing” fee. Instead, you may charge interest only, and only once the rent is 14 days late. The maximum rate is 3% above the Bank of England base rate, calculated per day until the arrears are cleared. To rely on this, the right to charge interest must be written into the tenancy agreement, and only one party, either you or your agent, may levy it (not both). How the maths works in practice: Imagine £1,000 is overdue and the base rate is 5.25%. Your cap is 8.25% APR. Annual interest would be £82.50; divided by 365, that’s about 23p per day. If payment arrives on day 20, you charge interest only for days 15–20 (six days), which comes to roughly £1.38. Default Payments, If the Contract Allows Wales uses the term “default payments” to refer to breaches, such as late rent. The approach mirrors England in spirit: no fixed admin penalties and interest only, commonly applied after 7 days late at up to base rate + 3%, calculated per day. The key is your paperwork; your contract must expressly allow for a default payment for late rent, and the amount must be reasonable and supported by evidence. Keep records, keep them proportionate, and explain your calculation clearly when applying it. Beware “Premiums” - Keep Any Interest Fair Scotland treats most extra tenant charges as “premiums”, which are broadly unlawful. A narrowly drawn, fair interest clause that targets genuine arrears can be acceptable, but fixed late fees and excessive interest are likely to be challenged as unfair or unlawful. In practice, if you include an interest clause, keep it modest, clearly explained, and linked to the actual loss caused by the delay. Northern Ireland: Contract Terms and Fairness Drive the Outcome Northern Ireland doesn’t copy England/Wales’ precise caps. The amount you can charge depends on your written tenancy terms and general principles of consumer fairness. Spell out when rent is due, when interest (if any) starts, and how it’s calculated. If your agreement does not specify late charges, don’t impose them after the fact; stick to your contract and follow the proper arrears process. What Your Tenancy Agreement Should Actually Say Where late-rent interest is permitted, clarity wins disputes. State exactly when interest begins (for example, day 15 in England or day 8 in Wales), and state the rate and method: “Bank of England base rate + 3% per annum, calculated daily.” Add a one-line example to make the calculation transparent. Confirm that only one party, landlord or agent, can apply it, and remove any references to letters, texts, or “processing” fees. Those fixed penalties are the fastest route to a non-compliant agreement. Copy-and-adapt clause (England/Wales style):  If the Rent remains unpaid (14 days England / 7 days Wales) after the due date, the Landlord (or the Agent, but not both) may charge interest on the overdue sum at 3% per annum above the Bank of England base rate, calculated daily from (day 15 England / day 8 Wales) until payment in full. No additional administration fees are payable. A Calm, Compliant Arrears Workflow Most arrears are resolved with quick and respectful communication. In the first week, send a friendly nudge and check for banking errors or benefits delays. By day seven, Welsh contracts that allow default payments can start to accrue interest; in England, you’re still in “talk and document” mode. On day 14 in England, give written notice that interest will accrue from day 15 if payment hasn’t arrived. After that, follow the notice rules for your nation and keep tidy records of messages, calculations, and payments. Common Pitfalls to Avoid Many templates still include “admin” or “chasing” fees; strip those out in England and Wales. Don’t double-charge if you use an agent; agree on who applies interest and ensure the contract reflects this. And don’t hide late-rent terms in microscopic print. Clear, prominent wording is more enforceable and more respectful. One Last Thing: The Cap Moves With the Base Rate Because the Bank of England base rate changes, your maximum interest cap moves with it. Always calculate using the current rate and show your working. A little transparency goes a long way to keeping relationships in balance. How Cribs Estates Can Help  At Cribs Estates in London, we keep your tenancy pack up to date and current, handle rent collection with a personal touch, and ease the conversation about arrears. Prefer a lighter service? We can source and reference the right tenant, providing you with a compliant and up-to-date tenancy agreement. If your portfolio also includes `Scotland or Northern Ireland, we’ll tailor the documents and flag any differences, ensuring you stay fair, lawful, and calm, whilst protecting your income.

Read more

Advice on Looking for Property to Let Out for Holidays: Investor Guide

The UK property market continues to get visitors from all over, making the holiday let investments on the rise. For anyone looking to buy a property for short-term rental purposes, success hinges on making the right choices. Before you jump to a conclusion, here are some of the key factors that will determine whether the holiday let property idea will work. Choosing the Right LocationLocation is the ultimate difference for holiday enthusiasts; areas such as the tourist hotspots, natural beauty, and good transportation get more bookings. Every area, including coastal towns, the countryside, or cities, has its advantages as per the target demographics. If you think about year-round time, families in summer, couples in New Year time, or professionals come on the weekend to enjoy a break. Investors rely on their reliable agents working locally in London, such as Cribs Estate. The local insights these agencies have can pinpoint the exact areas where you can get strong rents and demand for the properties with long-term potential to grow. Local Regulations and LicensingIt is important to understand that every council has its own set of rules for letting property for holidays. You need to check with the local council and obtain planning permission or get registered with holiday-let authorities. Even a small property may need to get certifications for gas and fire to avoid getting penalties and restrictions. Evaluate Property Type and AppealYour property will not amaze every single guest, for example, a small countryside cottage will work best for couples, whereas modern apartments will attract people from cities coming for the weekend. In order to ensure the property stands out from the crowd, you need to ensure features like outdoor space, pet-friendly facilities, and being close to the local market. Cribs Estates often advises clients to consider not just the current appeal of a property, but also how easily it can be adapted to meet future guest expectations. This kind of planning helps protect your investment.Planning For Income ForecastingWhen budgeting, it’s not just the purchase price. Factor in furnishing, insurance, maintenance, utility costs, and cleaning. Importantly, allow for downtime between bookings. A well-located holiday let may enjoy high demand in high season but slower periods in winter. Consider revenue based on realistic occupancy, not peak demand, and run different scenarios to ensure your investment remains profitable year-round.Property consultants at Cribs Estates assist investors by planning for average occupancy, which helps to avoid overstretching finances and set up more sustainable returns.How to Market?An effective marketing strategy is one of the main focuses of Cribs Estate that ensures proper titles and descriptions showcase your property. Our experts ensure to use keywords for that area in order to improve the search visibility, and also request clients to add reviews that build your brand trust. We also take care of the pricing by adjusting it flexibly as per weekends and weekdays to boost the occupancy and potential earnings. We are specialised in presenting properties in their best light, advising on furnishing, photography, and pricing strategies to ensure landlords stand out in crowded holiday-let markets.Improving Guest ExperienceWhen you automate small things like key collection, self-check-in, or mid-stay cleaning, it gives a modern vibe to people staying and saves you time as well. If you have clear house rules, local guides, and good communication, it means happy visitors who often leave glowing reviews. If you’re based abroad or manage multiple properties, it’s worth working with a local agent like Cribs Estate for maintenance and smooth guest support.Frequently Asked Questions1. Do I need planning permission for a holiday let in the UK?In most areas, you can let a property for short stays without planning permission. However, some councils (particularly in London) have restrictions, so it’s always worth checking local rules before starting.2. Is a holiday let more profitable than a buy-to-let?Holiday lets can generate higher returns during peak seasons, but income can fluctuate. Factoring in seasonality, cleaning, and management costs is key when comparing with a traditional rental.3. Can an agent manage my holiday let for me?Yes. Agencies like Cribs Estates provide full property management services, handling bookings, guest communication, compliance, and maintenance, making holiday lets a hands-off investment option.Final ThoughtsIf you need advice on looking for property to let out for holidays, start with finding a local partner who has knowledge about locations, licencing, and financial requirements of the area. With the right support and approach, you can know about the property with confidence, and it will be in a position to generate consistent and stable rental income for you in London. 

Read more

Understanding HMO Article 4 Directions in London

The demand for shared living, houses in multiple occupation (HMOs), has been on the rise in London and has gotten the attention of investors. It’s very appealing to take your standard home and turn it into a shared home that serves multiple tenants under one roof and gives potentially higher yields in return. However, behind this lucrative strategy, there are plenty of regulations that the landlords often overlook: Article 4. Understanding HMO Article 4 directions in London is crucial for determining where you can build HMOs and the required investment. It’s the actual difference between ensuring a smooth management of the project and a complete failure. What does Article 4 mean in Law?As per the planning, Article 4 Directions gives the power to local councils to remove some of the permitted development rights. Under the legal rules, there is no planning permission required when you convert a single-family home (C3) into a small HMO (C4 meant for up to 6 people), but the council can use Article 4 to take away this right. For a landlord, this makes a huge difference. Instead of buying a property and quickly adapting it for multiple tenants, you may face a lengthy planning process, and there’s no guarantee that permission will be granted.Why Councils Use Article 4?You need to understand that HMOs bring both benefits and challenges. At one time, they offered affordable houses for students, professionals, and low-income people. Still, they can also alter the neighbourhood, creating parking issues, noise, and waste management problems, which may prompt the council to take action.  With Article 4, councils have the power to regulate how many HMOs are acceptable in the area and where they should be located. Landlords need to be appropriately prepared with research or get help from Cribs Estate to make their investment decision. London Boroughs and Article 4 CoverageEvery borough in London deals with Article 4 in its way; some have no restrictions at all, others have applied to some zones, whilst others have chosen not to apply at all. Let’s go through them quickly: Boroughs with full coverageIn places such as Newham, Tower Hamlets, Barking & Dagenham, and Waltham Forest, Article 4 is applied throughout the borough. In case of any conversion related to a small HMO, you need full planning permission. Partially covered boroughs Areas such as Haringey, Lewisham, and Southwark are selective in restrictions. You will see one street fully occupied, whilst another street is without any HMOs.Boroughs without Article 4 Central areas such as Camden, Westminster, Islington, and Hackney have allowed the development of small HMOs at the moment. Conversions are easy to understand, but the rules of licencing are still in process. The Impact on Landlords and InvestorsIf you are currently entering the HMO market, here’s what Article 4 has to offer: In restricted areas, planning applications can add costs and delays, but a successful approval often makes the property more valuable because the supply of legal HMOs is limited.In partially covered areas, the challenge is to ensure you determine the right area; otherwise, you might end up getting stuck. In unrestricted boroughs, conversions are easier, but competition may be stronger as more investors target these locations.Technical Notes on Article 4 DirectionsAlthough most landlords only require a basic understanding of the HMO Article 4 directions in London, it’s beneficial to grasp how government planning rules operate. The Legal BasisAny decision made under Article 4 Directions is under the Town and Country Planning (General Permitted Development) (England) Order 2015. These rules remove permitted development rights, which means even small HMO conversions will need permission. In the case of large HMOs, it is compulsory to get planning permission. Process and EnforcementThe councils often give 12 months to consult with the public before Article 4 is applied. In case of rejection of planning, landlords can appeal, but any illegal HMO conversion can lead to enforcement notices. Licensing Still AppliesArticle 4 only relates to the planning permission. Any HMO licencing under the Housing Act 2004 will remain a separate requirement for landlords. How Cribs Estates Can HelpWe specialise in providing support to new landlords and investors at every stage of the HMO. Our team determines whether a property is subject to Article 4 restrictions before our investors purchase it, and we provide real-time yield potential for HMOs in both restricted and unrestricted areas. We have specialists in our panel to plan for formal applications. Once the HMO is ready, our team ensures the best property management compliance is followed as per safety and the standards of the council. Understanding HMO Article 4 directions in London is simple with Cribs Estate by your side.Read More: rent to rent hmo

Read more

Property search

Residential Lettings
Price
Min price
Max price
Number of Bedrooms
Min bedrooms
Max bedrooms
Find properties
x