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Full-management fees are typically 10–15% of rent, rising to 12–18% in London and the South-East, and are almost always quoted plus 20% VAT. So a "12% + VAT" quote is an effective 14.4% of rent. Let-only (tenant-find) is usually a one-off fee of around 2–6 weeks’ rent instead of an ongoing percentage.

Common add-ons beyond the headline management percentage include a tenant-find/setup fee, inventory and check-in fees, a check-out fee, renewal fees each time the tenancy rolls over, and sometimes charges for serving notices, arranging safety certificates or handling deposit disputes. Always ask for the full fee schedule and compare agents on the all-in cost, not the headline rate.

Yes. VAT-registered letting agents charge 20% VAT on their fees, and most quote their percentage and charges exclusive of VAT. A 12% management fee is therefore an effective 14.4% once VAT is added — this calculator adds VAT by default unless you tell it the quote already includes it.

No — since the Tenant Fees Act 2019, agents and landlords cannot charge most fees to tenants in England (the main permitted payments are rent, a capped deposit, a holding deposit and a few default fees). Agents can, however, still charge landlords for management, setup, inventory and renewals, so the full cost of using an agent now sits with the landlord.

For many landlords, yes. A management agent typically costs 12–18% of rent all-in (£2,000+ a year on a £1,200/month let). Self-managing with compliance software replaces the agent’s admin — reminders, statutory packs, rent tracking and tribunal-ready evidence — for a flat monthly fee, and you pay tradespeople directly for repairs. The trade-off is your time; the calculator shows the agent cost so you can judge whether it is worth it.

For full management, budget the management percentage plus VAT applied to the monthly rent. A 12% + VAT fee on £1,200 rent is about £173 a month ongoing, before setup, inventory and renewal fees. Over a full first year with those one-offs the effective cost is usually higher than the headline percentage suggests — the calculator shows both the first-year and the ongoing monthly figure.

Let-only (tenant-find) is a one-off fee — usually 2–6 weeks’ rent — to advertise, reference a tenant and set up the agreement; you then manage the tenancy yourself. Full management is an ongoing percentage of rent (typically 10–15%, or 12–18% in London) for the life of the tenancy, covering rent collection, repairs and arrears. Let-only is far cheaper up front but leaves all compliance, repairs and rent chasing with you.

Yes. Letting agent management and tenant-find fees are an allowable expense you can deduct in full from your rental income before tax — unlike mortgage interest, which since Section 24 only attracts a 20% tax credit. Keep the agent’s invoices; the fee, including the VAT you were charged, is deductible.

They can charge the landlord a renewal fee each time the tenancy is renewed or rolls over, and it is one of the fees that quietly inflates the all-in cost. They cannot charge the tenant a renewal fee — that has been banned since the Tenant Fees Act 2019. Note that from 1 May 2026 new tenancies are periodic with no fixed term to renew, which reduces the scope for renewal fees on newer lets.