Choosing a letting agent is a decision you'll live with for years, especially now that tenancies have no fixed end date. The right agent finds good tenants, sets the right rent and keeps you compliant. The wrong one can cost you in empty months, poor tenants, surprise charges and legal mistakes.
Price matters, but it's only one part of the picture. This guide sets out what to check when you compare letting agents in England, from the legal protections every agent must have, to fees, contract terms, local knowledge and how they handle the rules that changed in 2026.
Check the legal essentials first
Start with the protections the law requires. In England, every letting agent must:
- Belong to a property redress scheme, either The Property Ombudsman or the Property Redress Scheme, so you have somewhere to complain if things go wrong.
- Belong to a client money protection scheme if they hold your rent or a tenant's deposit, which protects that money if the agent fails.
- Display their fees, including tax, on their website and in their offices.
Agents should show their redress and client money protection details on their website. If you can't find them, ask. An agent who can't show both is one to avoid.
Professional memberships
Membership of a professional body isn't compulsory, but it can be a useful sign of standards. Propertymark, which includes ARLA for letting agents, requires members to meet training and conduct standards and to hold client money protection. Safeagent is another accreditation focused on protecting client money.
These memberships don't guarantee a good service, so treat them as one factor among several. Reviews for the specific branch that would manage your property, and how the agent answers your questions, often tell you more.
Compare fees like for like
To compare fees fairly:
- Ask for the VAT-inclusive cost. A quote of 12% plus VAT is 14.4% of the rent.
- Compare the same service level from each agent: tenant find, rent collection or full management.
- List every extra charge, such as set-up fees, inventories, safety certificate admin and maintenance mark-ups.
- Work out the cost over two or three years, not just the first.
Our guide to letting agent fees sets out typical guide ranges for each service level.
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Get my free valuationRead the contract terms
The contract matters as much as the fee. Before you sign, check:
- The minimum term and the notice period to end the agreement.
- Exit fees, and whether commission continues if you leave while a tenant they found is still in place.
- What happens under periodic tenancies. Since 1 May 2026 there are no fixed-term renewals, so check how the agent charges for rent reviews and ongoing tenancies.
- Who holds the deposit and which scheme protects it.
- Spending limits for repairs the agent can authorise without asking you.
Local knowledge and rent valuations
A good local agent knows what similar homes nearby actually let for, which types of tenant are looking, how quickly properties let and any licensing schemes run by the council. That knowledge shapes the rent you can achieve and how fast you find a tenant.
When agents value your property, ask what their rent figure is based on. A strong answer will refer to recent lets of similar properties close by. Be cautious about an agent who quotes a rent well above the others without evidence. A high figure that doesn't attract a tenant leads to empty months, which cost more than a slightly lower rent.
Questions to ask every agent
- What rent would you advertise at, and what is it based on?
- What's included in each service, and what costs extra?
- Is the fee quoted with or without VAT?
- How long is the contract, and what does it cost to leave?
- Who will be my contact, and how do you handle emergency repairs?
- How do you reference tenants and check Right to Rent?
- How have you updated your processes for the Renters' Rights Act?
- Will you help me register on the landlord database from December 2026?
Asking every agent the same questions makes it much easier to compare their answers side by side.
How they handle the 2026 rule changes
The Renters' Rights Act has made letting more process-driven. Rent increases must use Form 4A once a year, possession needs a legal ground and evidence, pet requests need a written response within 28 days, and a national landlord database is on the way.
Ask each agent how they handle these. A strong agent will explain their process confidently, and many will have updated their templates and training. Our guide to the Renters' Rights Act covers the changes in full.
Frequently asked questions
Do letting agents have to belong to a scheme?
Yes. Letting agents in England must belong to a government-approved property redress scheme, either The Property Ombudsman or the Property Redress Scheme, and a client money protection scheme if they hold landlords' or tenants' money.
What is client money protection?
Client money protection covers money the agent holds on your behalf, such as rent and deposits, if the agent goes out of business or misuses it. It's been a legal requirement for agents in England since April 2019, and agents must display their certificate.
What should I ask a letting agent before signing?
Ask how they value the rent, what each service includes, the full VAT-inclusive cost including extras, the contract length and exit terms, who your contact will be, how they reference tenants and how they've adapted to the Renters' Rights Act.
Should I pick the agent with the highest rent valuation?
Not always. A higher valuation is only useful if a tenant will actually pay it. Ask each agent what their figure is based on, such as recent lets nearby, and be wary of a rent well above the others, which can lead to a longer empty period.
Can I change letting agent if I'm unhappy?
Usually, yes, but check your contract first. Many agreements have a notice period, and some charge a fee for ending the contract or continue to charge commission while a tenant they found stays in the property.
The bottom line
The best letting agent for you isn't always the cheapest or the biggest. It's the one with the right legal protections in place, a clear and complete fee quote, fair contract terms and real knowledge of your local market. Ask the same questions of every agent and compare the answers side by side. To start, find letting agents near you and request a free rental valuation.
This guide is general information about England as of October 2026 and is not legal advice.
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