Let Only Vs Full Management: Which Is Right For You
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What is let-only and what does it include for landlords?
A let-only service covers the work of finding and legally placing a tenant on behalf of the landlord. The agent advertises the property, conducts viewings, carries out full tenant referencing, credit check, employment and income verification, right-to-rent check, previous landlord reference, and prepares a legally current tenancy agreement. The deposit is collected and registered in an authorised scheme. Once the tenant moves in, the let-only service ends. The landlord becomes responsible for all maintenance requests, rent collection, periodic inspections, compliance renewals, rent increases and any tenancy endings. Under the Renters’ Rights Act 2025, this includes serving Section 13 rent reviews via Form 4A (contractual rent review clauses are now unenforceable), and managing Section 8 possession proceedings if the tenancy ends contentiously.
What does full management include for landlords?
Full management covers everything a landlord would otherwise handle themselves, for the entire duration of the tenancy. The agent takes all maintenance calls, coordinates repairs through their approved contractor network and provides the landlord with confirmation and cost. Monthly rent is collected, arrears are chased proactively, and clear statements are provided. Periodic property inspections are conducted with written reports. Compliance certificate renewals, Gas Safety, EICR, and EPC are tracked and arranged before expiry. All Renters’ Rights Act 2025 obligations are managed on the landlord’s behalf. The landlord receives monthly income and reports. They do not receive calls.
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The full comparison: what landlords handle with each service level
Task | Let-only — landlord handles | Full management — agent handles |
Finding and referencing tenants | Agent handles | Agent handles |
Tenancy agreement | Agent handles | Agent handles |
Maintenance calls and repairs | Landlord handles | Agent handles |
Monthly rent collection | Landlord handles | Agent handles |
Property inspections | Landlord handles | Agent handles |
Compliance certificate renewals | Landlord handles | Agent handles |
Section 13 rent reviews (RRA 2025) | Landlord handles | Agent handles |
Section 8 possession proceedings | Landlord handles | Agent handles |
Landlord time per month (estimate) | 5–10 hours/property | Effectively zero |
Typical cost | 6–8% one-off | 10–15% per month + VAT |
Is full management worth the extra cost for landlords?
For most West London landlords who are employed full-time or own more than one property, yes. The question to ask is not “how much does full management cost?” but “how much does it cost me not to have it?”
At 5–10 hours of management work per property per month, valued at £25–40 per hour, self-management costs landlords £125–£400 per month in time before a single compliance certificate, maintenance call or void period is considered. Add one void period per 18 months on a £1,700 per month property, approximately £1,275 in lost rent, and the case for full management becomes very clear, very quickly.
Since the Renters’ Rights Act came into force on 1 May 2026, letting industry data shows more landlords asking agents to take on full management. The compliance picture for self-managing landlords changed materially on that date, and those changes are not going to reverse.
Can landlords switch from let-only to full management mid-tenancy?
Yes, and more West London landlords are doing exactly this since the Renters’ Rights Act came into force. At Homes of Heaven, when a landlord on a let-only arrangement switches to full management, we take over the existing tenancy. We collect documentation, introduce ourselves to the tenant professionally and set up our management systems. The tenant experiences no disruption. There is no need to wait for a new tenancy to begin. The switch can happen at any point; many landlords decide their first maintenance issue, first arrears situation, or after realising the compliance requirements of the Renters’ Rights Act are more demanding than they expected.
Let-Only & Full Management For West London Landlords With Homes of Heaven
As an online letting agent, Homes of Heaven offers both let-only and full management for landlords across Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon. We will always recommend the service level that genuinely makes sense for each landlord’s situation.
✔ Let-only for landlords: professional marketing, accompanied viewings, full referencing, Renters’ Rights Act compliant agreement.
✔ Full management for landlords: everything above plus maintenance, rent collection, inspections, all RRA 2025 compliance.
✔ Easy switch: landlords can move from let-only to full management at any time without disrupting the tenant.
✔ Online landlord portal: complete 24/7 visibility of your property — statements, maintenance, compliance, all in one place.
✔ Transparent landlord fee: one all-inclusive percentage, nothing added on top at either service level.
✔ Guaranteed Rent: the step beyond full management — fixed monthly income for landlords regardless of occupancy.
Find Out Which Service Level Suits You as a West London Landlord
Homes of Heaven will give you an honest recommendation based on your specific property, how much time you have and what you need from a letting agent.
Frequently Asked Questions
Should landlords use let-only or full management?
What do landlords have to manage themselves on a let-only service?
On a let-only arrangement, landlords are responsible for all maintenance requests, monthly rent collection, property inspections, compliance certificate renewals, Section 13 rent reviews using Form 4A, and any Section 8 possession proceedings if needed. Under the Renters’ Rights Act 2025 this represents a substantial ongoing compliance commitment.
Can landlords switch from let-only to full management mid-tenancy?
Yes. Homes of Heaven can take over management of an existing tenancy at any point. We collect documentation, introduce ourselves to the tenant and set up our management systems. Most landlords find the transition completely seamless for both themselves and the tenant.
What does full management include for landlords under the Renters' Rights Act?
Full management from Homes of Heaven covers all RRA 2025 landlord obligations — Information Sheet provision, Section 13 rent reviews using Form 4A, Section 8 possession proceedings, deposit protection compliance and all further phases of the Act as they come into force.
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