Letting agent fees

Same job, very different fees. We'll find you the better deal.

We checked the fees 33 letting agents publish across five English cities. Full management ran from 9.6% to 20.4% of the rent once VAT is added, and the extras vary just as much. Budgy compares what local agents charge for your property, negotiates the fee and, if moving pays, handles the switch.

See what agents near you charge

Free · Nothing goes to an agent without your sign-off

What agents charge

Three levels of service, three ways to pay.

Most agents sell three levels of service. The more they do, the higher the fee, and the wider the gap between the cheapest and the dearest.

Tenant find

  • Marketing, viewings and referencing
  • Tenancy set-up and paperwork
  • Usually a one-off fee, up to a month's rent plus VAT
  • You manage the tenancy after move-in

Rent collection

  • Rent collected and arrears chased
  • Monthly statements
  • A percentage of the rent
  • Repairs and compliance stay with you

Full management

  • Everything above, plus repairs and inspections
  • Safety certificates and the deposit
  • Notices served on the right forms
  • 9.6% to 20.4% of the rent in our research

Figures include VAT and come from 33 agents' published fees in London, Birmingham, Manchester, Leeds and Sheffield, checked in October 2026. Fees change, so check an agent's current schedule.

The small print

The headline rate isn't the whole bill.

Set-up fees

Agents we checked charged £300 to £795 to set up a new tenancy, and some charge again for the inventory.

Monthly add-ons

Compliance charges of £11.40 to £48 a month, and minimum fees of £900 a year that bite hardest on cheaper lets.

Fees that no longer fit

Since 1 May 2026, tenancies roll on month to month, so a fee tied to a 'renewal' may have nothing left to attach to.

How Budgy helps

A fair fee from an agent who earns it. We do the legwork.

  1. Tell us about your property

    Where it is, what it rents for and what you pay now. If you have an agent, send your terms and we'll pull out every fee and the exit terms.

  2. We compare local agents

    Fees, extras, service and contract terms side by side, worked out in pounds a year on your rent.

  3. We negotiate, then switch you if it pays

    We negotiate with the agent you pick. If moving saves you money, we handle the switch: notice, deposit, rent and paperwork. Nothing goes to an agent without your sign-off.

Questions

Letting agent fees, explained.

How much do letting agents charge landlords?

For full management, the 33 agents we checked charged 9.6% to 20.4% of the rent including VAT. Tenant find is usually a one-off fee, up to a month's rent plus VAT. Set-up fees and monthly charges can come on top.

Are letting agent fees negotiable?

Often, yes. Agents set their own fees, and many will move on the percentage or the extras to win or keep a well-run property, especially when a rival has quoted less.

Do letting agent fees include VAT?

Many agents quote fees plus VAT. Most landlords can't reclaim VAT on residential lets, so compare the VAT-inclusive figure: 10% plus VAT is 12% of your rent.

Can I change agent in the middle of a tenancy?

Yes. The tenancy carries on as normal; only the agent changes. Check your notice period and any exit fee or ongoing commission clause first.

Is Budgy available in my area?

Comparing letting agents is open now: enter your property's address on this page and we'll email you a side-by-side report. Negotiating the fee and handling the switch are in private beta, opening area by area, and you can join the waitlist for that from your report.

Free · takes 2 minutes

See what agents near you charge

Type your property's address and we'll email you a side-by-side report on the letting agents nearby, usually within 10 minutes: every published fee including VAT, plus reviews and client money protection. It's free.

  • Fees
  • Reviews
  • Protections

Nothing goes to an agent without your sign-off.