Letting agent fees, Bristol
How much do letting agents charge in Bristol? Full management is 12% to 18% of the rent.
On six Bristol agents’ own fee lists, read 24 October 2026, full management is 12% (Just Lets Bristol) to 18% (Lets Rent Bristol VIP Landlord Service) of the rent, VAT included. Five of the six lists have a 12% rate. On the average Bristol rent that is £2,725.92 to £4,088.88 a year, before set-up fees.
- Fee lists
- 6
- Read on
- 24 October 2026
- Average rent
- £1,893 a month, ONS
Keeping the fee? LetCompliance is landlord software for running the whole let yourself: the advert, the tenancy agreement, rent by Direct Debit and Making Tax Digital, from £7.99 a month for one property.
Compare Bristol agents
What six Bristol letting agents publish
Every letting agent in England has to publish its fees with tax included (Consumer Rights Act 2015, section 83). These figures are read from the agents’ own sites, not from a summary, and each row links the page it came from. Each agent’s own list decides what you pay, and fees change.
What Bristol letting agents charge landlords
Just Lets Bristol
Independent Bristol (BS3)- Full management
- 12% of the rent
- Set-up fee
- £450
- Tenant find or let only
- 50% of the first month’s rent, minimum £550
- Rent collection
- 8% of the rent
- VAT on the list
- VAT included
Sarah Clark Property Consultants
Independent Bristol (BS8)- Full management
- 12% of the monthly rent
- Set-up fee
- £960
- Tenant find or let only
- 60% of one month’s rent, minimum £960
- Rent collection
- Not listed
- VAT on the list
- VAT included
Nook Lettings
Independent Bristol (BS1)- Full management
- 10% plus VAT 12% with VAT at 20%
- Set-up fee
- £350, including photography; VAT not stated
- Tenant find or let only
- Not listed
- Rent collection
- Not listed
- VAT on the list
- Printed plus VAT
Front Door Lettings
Independent Westbury-on-Trym, Bristol (BS9)- Full management
- 12% Fully Managed, or 14.4% Fully Managed Plus with rent guarantee
- Set-up fee
- None listed
- Tenant find or let only
- Let only £750; VAT not stated
- Rent collection
- £750 plus 5% a month; VAT not stated
- VAT on the list
- VAT included
Lets Rent Bristol
Independent Bristol (BS2)- Full management
- 12% Basic Management, 15% Essential Management or 18% VIP Landlord Service
- Set-up fee
- No separate charge; bundled into the let only or management fee
- Tenant find or let only
- From £540
- Rent collection
- Not listed
- VAT on the list
- VAT included
The Letting Game
Independent Bristol- Full management
- 14.4% Fully Managed, or 18% Managed & Secured (12% or 15% plus VAT)
- Set-up fee
- £360, or £480 for a student property
- Tenant find or let only
- One month’s rent, minimum £720
- Rent collection
- Not listed
- VAT on the list
- VAT included
| Agent | Full management | Set-up fee | Tenant find or let only | Rent collection | VAT on the list | Source |
|---|---|---|---|---|---|---|
| Just Lets Bristol Independent Bristol (BS3) | 12% of the rent | £450 | 50% of the first month’s rent, minimum £550 | 8% of the rent | VAT included | Just Lets Bristol Fee list read 24 October 2026 |
| Sarah Clark Property Consultants Independent Bristol (BS8) | 12% of the monthly rent | £960 | 60% of one month’s rent, minimum £960 | Not listed | VAT included | Sarah Clark Property Consultants Fee list read 24 October 2026 |
| Nook Lettings Independent Bristol (BS1) | 10% plus VAT 12% with VAT at 20% | £350, including photography; VAT not stated | Not listed | Not listed | Printed plus VAT | Nook Lettings Fee list read 24 October 2026 |
| Front Door Lettings Independent Westbury-on-Trym, Bristol (BS9) | 12% Fully Managed, or 14.4% Fully Managed Plus with rent guarantee | None listed | Let only £750; VAT not stated | £750 plus 5% a month; VAT not stated | VAT included | Front Door Lettings Fee list read 24 October 2026 |
| Lets Rent Bristol Independent Bristol (BS2) | 12% Basic Management, 15% Essential Management or 18% VIP Landlord Service | No separate charge; bundled into the let only or management fee | From £540 | Not listed | VAT included | Lets Rent Bristol Fee list read 24 October 2026 |
| The Letting Game Independent Bristol | 14.4% Fully Managed, or 18% Managed & Secured (12% or 15% plus VAT) | £360, or £480 for a student property | One month’s rent, minimum £720 | Not listed | VAT included | The Letting Game Fee list read 24 October 2026 |
Each agent’s list, line by line
Just Lets Bristol A set-up fee, then a percentage of the rent.
| Service | To start | Ongoing |
|---|---|---|
| Fully managed | Set-up fee £450 | 12% of the rent |
| Rent collection | Set-up fee £450 | 8% of the rent |
| Tenant find | 50% of the first month’s rent, minimum £550 | None |
- The set-up fee is listed as non-optional, whichever service is chosen.
Source: Just Lets Bristol, Landlords fees schedule, read 24 October 2026.
Sarah Clark Property Consultants A larger set-up fee that includes the inventory and photography, then a percentage of the rent.
| Service | To start | Ongoing |
|---|---|---|
| Full Management | Set-up fee £960 | 12% of the monthly rent |
| Tenant Find Only | 60% of one month’s rent, minimum £960 | None |
- The full management set-up fee includes the inventory, check-in, check-out, referencing and photography.
- A contract renewal is £180.
Source: Sarah Clark Property Consultants, Landlord fees, read 24 October 2026.
Nook Lettings A set-up fee, then a percentage of the rent printed before VAT.
| Service | To start | Ongoing |
|---|---|---|
| Full management | £350 set-up fee, including photography | 10% plus VAT |
- The figures are from a guide on its own site, not a fee schedule. The guide was last updated on 8 October 2026.
- Inventories and check-outs are charged separately.
Source: Nook Lettings, How to compare Bristol letting agent fees (a guide on its own site), read 24 October 2026.
Front Door Lettings Two tiers of full management, the higher one with rent guarantee included.
| Service | To start | Ongoing |
|---|---|---|
| Fully Managed | None listed | 12% of the monthly rent (10% plus VAT) |
| Fully Managed Plus | None listed | 14.4% of the monthly rent (12% plus VAT) |
| Rent Collection | £750 | 5% a month; VAT not stated |
| Let Only | £750; VAT not stated | None |
- Rent guarantee is included in Fully Managed Plus, as its page describes.
Source: Front Door Lettings, Fully managed service, read 24 October 2026.
Lets Rent Bristol Three tiers of full management, with tenancy set-up bundled in.
| Service | To start | Ongoing |
|---|---|---|
| Basic Management | Bundled in | 12% of the rent |
| Essential Management | Bundled in | 15% of the rent |
| VIP Landlord Service | Bundled in | 18% of the rent |
| Let Only | From £540 | None |
- All three tiers are stated as inclusive of VAT.
Source: Lets Rent Bristol, Letting agent fees in Bristol, read 24 October 2026.
The Letting Game A set-up fee, then a percentage of the rent, with a higher tier that adds rent and legal cover.
| Service | To start | Ongoing |
|---|---|---|
| Fully Managed | £360, or £480 for a student property | 14.4% a month from the rent |
| Managed & Secured | £360, or £480 for a student property | 18% a month from the rent |
| Let Only | One month’s rent, minimum £720 | None |
- Managed & Secured adds rent paid until vacant possession and legal cover, as its list describes.
- Fees are stated as including VAT.
Source: The Letting Game, Fees for landlords, read 24 October 2026.
Before you compare
How Bristol fee lists differ
Tiers that add cover.
The Letting Game charges 14.4% for Fully Managed and 18% for Managed & Secured, which adds rent and legal cover. Lets Rent Bristol has three tiers at 12%, 15% and 18%.
Set-up fees range widely.
None is listed at Front Door Lettings, £360 at The Letting Game, £450 at Just Lets Bristol and £960 at Sarah Clark, whose fee includes the inventory, check-in, check-out and photography.
Plus VAT.
Nook Lettings gives its rate as 10% plus VAT, which is 12% of the rent.
Percent of what.
A rate can be charged on the rent due, the rent collected or all money received. Ask which, and whether the fee continues if you end the management but keep the tenant.
A year in Bristol
Full management on an average Bristol rent: £2,725.92 to £4,088.88 a year
The average private rent in Bristol was £1,893 a month in September 2026, on the Office for National Statistics’ latest figures. Full management at 12% to 18% of that is £2,725.92 to £4,088.88 a year, before set-up fees. LetCompliance Single is £95.88 a year for one property, paid monthly.
- Full management at 18%Lets Rent Bristol VIP Landlord Service
- £4,088.88 a year
- Full management at 12%Just Lets Bristol
- £2,725.92 a year
- LetCompliance Single£7.99 a month for one property
- £95.88 a year
The bars compare fees, not services. Full management includes someone who goes to the property for viewings, inspections and key handovers; running the let yourself, that person is you, or someone local you pay. Set-up, inventory and renewal fees come on top of the agent’s figure. Source: Office for National Statistics, Price Index of Private Rents, released 21 October 2026.
Or keep the fee
Run the whole Bristol let yourself, from £7.99 a month
That is £95.88 a year for one property, against £2,725.92 to £4,088.88 for full management on the average Bristol rent.
Plans are one price for each size of portfolio, never a charge per property, a month: £7.99 for 1 property, £14.99 for up to 3, £19 for up to 10, £29 for up to 20 and £49 for any number.
- Let it without an agent. Adverts, applications and viewings in one place, referencing paid per check, and an assured periodic tenancy agreement signed online.
- Start the tenancy right. The deposit’s 30-day protection clock and the Prescribed Information, with the gas, electrical and EPC certificates tracked and reminded.
- Get paid without a commission. Rent by Direct Debit, with a card link as a fallback, and arrears tracked and chased. LetCompliance takes no commission. Stripe charges 1% of each Direct Debit payment with a 20p minimum and a £4 cap, and £5 for a disputed payment.
- Handle the rest. Repairs reported by the tenant and sent to your own contractors, Section 8 and Section 13 notices on paid plans, and Making Tax Digital for Income Tax on UK property income, recognised by HMRC.
What an agent still does that software does not: turn up. Viewings, inspections, key handovers and being the tenant’s first call when something breaks stay with you, or you buy them in.
Licensing is separate from the agent’s fee. Whether a Bristol let needs a licence, and which, is on the landlord rules page for Bristol.
Online agents
National online agents, for comparison
They price the whole country, so they are kept out of the Bristol range. Their figures are the UK-wide comparison’s, each read on the date shown.
OpenRent
One-off fees and small monthly add-ons. No percentage of rent at any tier.
- Full management
- No full-management plan listed; Management Plus, £19 a month, covers emergency repairs, up to 3 fixes a year
- Set-up fee
- None beyond the advertising package
LettingaProperty.com
A flat monthly fee set by rent band, with no percentage of the rent.
- Full management
- Complete Care, a flat £109 to £159 a month inc VAT by rent band (no percentage)
- Set-up fee
- £199, covering 8 weeks of portal advertising
Purplebricks
A percentage of rent for the whole term, plus a set-up fee. Priced like a high-street agent, not like a flat-fee one.
- Full management
- 12% of the total rent for the term, minimum £81 a month
- Set-up fee
- £540 for full management outside London, £960 inside; £420 or £720 for rent collection
Method
How these figures were read
- Every figure is from the agent’s own fee page or fee PDF, or, where its row says so (Nook Lettings), a guide on its own site, read on 24 October 2026 and linked in its row. The law makes each letting agent in England publish its fees, with each amount including tax (Consumer Rights Act 2015, section 83).
- The range is the lowest and highest full management rate for a let to one household across the Bristol lists that charge a percentage, VAT included, packages with rent guarantee or extra cover among them. Where a list gives a band or a starting point, or a reduced rate shown against an original price, those figures count and the row says so. HMO, student and portfolio rates are in the lists, not the range.
- Where a list prints its rate only plus VAT, the figure with VAT at 20% (GOV.UK VAT rates) is shown beside it and counts in the range.
- Franchise branches are included: each sets its own fees, and its row names the company that runs it. National online agents are shown apart, from the UK-wide comparison.
- Left out of the range: flat fees, a rate whose VAT the list does not state, a tier sold as all-inclusive with no tenant-find fee added, and lists that give two different rates for the same service. Set-up fees have their own column; nothing is averaged.
- The average rent is the ONS figure for Bristol, all property types, for September 2026. The figures are general information, not legal, tax or financial advice.
Questions
Letting agent fees in Bristol: questions landlords ask
How much do letting agents charge in Bristol?
On six Bristol agents’ own fee lists, read 24 October 2026, full management is 12% to 18% of the rent, VAT included. Just Lets Bristol, Sarah Clark Property Consultants, Nook Lettings, Front Door Lettings and Lets Rent Bristol share the lowest rate. Lets Rent Bristol and The Letting Game share the highest. Most also charge a fee to set up each tenancy, shown beside each rate on this page.
What does a letting agent cost a year on an average Bristol rent?
The average private rent in Bristol was £1,893 a month in September 2026 (ONS). Full management at 12% to 18% of that is £2,725.92 to £4,088.88 a year, before set-up fees. Running the let yourself on LetCompliance Single is £95.88 a year for one property.
Which Bristol letting agent lists the lowest management rate?
On these lists, five share it: Just Lets Bristol, Sarah Clark Property Consultants, Nook Lettings, Front Door Lettings and Lets Rent Bristol, each at 12% of the rent for full management, VAT included. A low rate can come with a higher set-up fee or a minimum charge, so compare the first year with every fee added.
Why do some Bristol letting agents charge 18%?
The top tiers buy more. The Letting Game’s Managed & Secured service is 18%, against 14.4% for its Fully Managed service, and its list adds rent and legal cover. Lets Rent Bristol’s VIP Landlord Service is 18%, against 12% for Basic Management. Compare the tier you need, not the top rate.
Letting agent fees in other cities
