How can landlords avoid bad letting agents in the UK property market?
Landlords in the UK can avoid bad letting agents by doing proper checks before signing any agreements. That means researching their background, asking clear questions about their services and fees, and reading the small print. It is also helpful to talk to other landlords, check online reviews, and make sure the agent is part of a professional body such as ARLA Propertymark or The Property Ombudsman. Spotting signs like poor communication, unclear contracts, and surprise charges early on can help avoid issues later. Monitoring your agent’s performance and knowing your legal rights if service falls short will protect your rental income and property value.
Switching letting agents without disrupting tenants
Give proper notice and check your agreement
If your current letting agent is not providing a reliable service, you are not stuck with them. Start by reviewing your signed agreement. Note how much notice is required and if there are any fees linked to ending the contract. Some agreements include a renewal clause that continues to charge fees even after you stop using the service. Make sure to understand these terms clearly.
Let your tenants know early
Keep communication open and honest. Let your tenants know about the change and explain who they should contact moving forward. Their tenancy agreement will stay the same, but they may need new contact details for rent payments or maintenance requests. If the previous agent’s address is used for legal notices, you will need to issue a Section 48 Notice with the updated address.
Transfer documents and deposits properly
Request that your previous agent provides all relevant documentation. This includes property inspection reports, gas safety certificates, tenancy agreements, and any correspondence related to the property. If they managed the deposit, check which deposit protection scheme was used and arrange for the deposit to be transferred or re-registered correctly. Errors here can cause legal issues later.
Ready to Sell Your East London Home?
Speak to our local experts at Barrain London Estate Agents and find out how we can help you sell with confidence and clarity.
Letting agent scams and common problems to avoid
How can landlords identify a rogue letting agent?
Rogue letting agents can cost landlords thousands in lost rent, unpaid deposits, and unfulfilled services. To avoid these issues, check that the agent is listed on an official redress scheme such as The Property Ombudsman or the Property Redress Scheme. You can confirm their membership on the scheme’s website.
Watch out for inflated or unclear charges
Some agents offer competitive rates but add extra charges for tenancy renewals, legal notices, or compliance certificates. Others increase fees through maintenance markups by adding a percentage to contractor quotes. Ask for a complete list of letting agent fees and question anything that does not make sense.
Pay attention to vague service descriptions
An agent should be able to clearly outline what is included in their management package. Phrases like “as needed” or “when appropriate” are too broad. Clarify how often inspections are carried out, how repairs are authorised, and who is responsible for what. These service details should always be written in the agreement.
Learn from other landlords’ experiences
Use landlord forums like Property118 and LandlordZONE to read about real experiences. Repeated complaints about the same agency can signal a pattern. Likewise, glowing reviews that sound generic or overly positive might not be genuine. Trusted reviews often come from verified users or through word of mouth.
Get Reliable Property Management
Tired of vague contracts and poor service? Let Barrain London handle your property with transparency and professionalism.
The Barrain London approach
We keep things simple and transparent. We display all fees clearly, break down every service in writing, and keep clients informed at every stage. There are no hidden charges for things like compliance checks or tenancy renewals. You know exactly what you are paying for and why.
Our team is regulated by ARLA Propertymark and The Property Ombudsman. Client funds are protected through a certified Client Money Protection scheme. We also provide landlords with online access to all property documentation, including inspection reports, tenancy agreements, and financial statements.
Whether you want a full property management service or just need help finding tenants, we provide the right level of support. Our clients stay because they trust us, not because they are tied into restrictive agreements.
What should landlords do if they are already dealing with a bad letting agent?
Start by writing to the agency to raise your concerns. Follow their formal complaints process, which should be published on their website. If you do not receive a response within eight weeks, or the outcome is unsatisfactory, escalate the issue to their redress scheme.
You can also report breaches to ARLA Propertymark if the agent is a member. If your agent is not part of any recognised scheme, report them to your local council. They may be fined for operating unlawfully. In serious cases, you may also have grounds for legal action.
If you choose to leave, follow the steps mentioned earlier to end the contract and transfer responsibilities properly. Keeping good records and acting promptly can save time and money.
Questions we get asked about bad letting agents
What questions should I ask before choosing a letting agent?
Ask about tenant screening, repair turnaround times, compliance procedures, and how they handle late rent. Request a breakdown of fees and confirm whether there are any extra charges.
How can I verify if a letting agent is legitimate?
Check if they are registered with The Property Ombudsman or Property Redress Scheme. Look up their ARLA Propertymark membership and confirm they have valid Client Money Protection.
Can I change letting agents during an active tenancy?
Yes, you can switch agents during a tenancy. Ensure tenants are informed and legal notices are updated. You must follow the contract terms to avoid early termination penalties.
Are letting agents allowed to charge renewal fees?
They can, but these fees must be disclosed in advance. Some agents charge excessive fees for simple contract renewals, so always check the agreement.
What are signs of a poor performing letting agent?
Lack of communication, hidden charges, delays in repairs, and repeated tenant complaints are common signs. If these issues continue, it may be time to look elsewhere.
Book a Free Letting Agent Review
Not sure if your current letting agent is the right fit? Our team will review your current agreement and advise you on your next steps.
