What landlord services should actually include

The three service levels, and what each should cover

Agents use similar names for different things. Use the lists below as the baseline and ask any agent to confirm, in writing, which items are included in the monthly fee and which are charged separately.

Tenant find

Marketing on the main portals (Rightmove, Zoopla, OnTheMarket), photography, viewings, applicant referencing and Right to Rent checks, the tenancy agreement, the inventory and deposit registration with prescribed information. Suits landlords who will manage the tenancy themselves. Ask what happens if the tenant leaves early and whether the inventory is extra.

Rent collection

Everything in tenant find plus rent collection, arrears chasing and monthly statements. Repairs, inspections and certificate renewals normally stay with you. Ask who serves notices if arrears continue and what that costs.

Full management

Everything above plus maintenance coordination, periodic inspections, renewal of gas safety (annual), EICR (five-yearly), EPC (minimum E unless exempt) and deposit protection within 30 days, plus check-out and deposit negotiation at the end. The questions that matter: is there a mark-up on contractor invoices, how are inspections evidenced, and who holds the certificates? See the landlord legal requirements guide for the deadlines an agent should be tracking.

HMO management

Houses in multiple occupation need a licence from City of Doncaster Council where the mandatory scheme applies, plus fire safety and amenity standards. Not every agent manages HMOs; ask for examples. See the HMO licence Doncaster guide.