Letting Agent Fee Calculator 2026

Yes — in England, the Tenant Fees Act 2019 (from 1 June 2019) banned most tenant fees. Prohibited fees include: admin fees, credit check fees, tenancy setup fees, renewal fees, check-out fees. Only permitted payments are: rent, security deposit (5 weeks), holding deposit (1 week), late payment interest, change of tenancy fee (£50), and early termination fees.

Typical charges: Fully managed (8–15% of monthly rent + VAT). Rent collection (6–10%). Let-only/tenant find (50–100% of one month's rent). Prices vary by location — London agents typically charge more.

Yes — landlords can deduct letting agent fees as allowable rental expenses on their self-assessment tax return. This reduces taxable rental profit.

Fully managed agents handle: tenant finding and referencing, tenancy agreements, inventory, maintenance and repairs, rent collection, inspections, renewal negotiations, and end-of-tenancy processes. You hand over day-to-day management.

Let-only (tenant find) means the agent finds and references a tenant, creates the tenancy agreement and inventory, and then hands management back to you as the landlord. You then deal with the tenant directly for rent, repairs, and renewals.

In England, letting agents must be members of a government-approved redress scheme (The Property Ombudsman or Property Redress Scheme). They must also hold client money in a separate account and have client money protection insurance. In Wales, agents must be licensed under Rent Smart Wales.

Yes — fees are negotiable, especially in competitive markets or if you have multiple properties. In a buyer's market (many empty properties), agents may reduce fees to win business.

Tenant referencing is the process of checking a prospective tenant's credit history, employment status, previous rental history, and right to rent. Landlords pay for this even after the Tenant Fees Act — tenant fees for referencing are banned.