Plenty of landlords start out managing their own property, and plenty are right to. It isn't the right choice for everyone though, and since the Renters' Rights Act came in on 1 May 2026, the answer has shifted for some. Here's an honest look at what self-managing involves now, when it still makes sense, and when handing it over is the better call.
What Self-Managing Actually Involves
It's easy to think of managing a rental as collecting rent and fixing the odd leak. In practice the list is longer:
- Marketing the property, arranging viewings and referencing tenants
- Right to rent checks and a correct tenancy agreement
- Protecting the deposit within 30 days and giving the tenant the right paperwork
- A gas safety certificate every year, an electrical report (EICR) at least every five years, and a valid EPC
- Working smoke and carbon monoxide alarms, and giving the tenant the government's How to Rent guide
- Collecting rent and chasing it when it's late
- Dealing with repairs, finding reliable trades and keeping records of what was done
- Regular inspections
- Rent reviews done properly, using a Section 13 notice
- Serving the right notice correctly if a tenancy has to end
None of this is difficult on its own. The difficulty is that every item has a date, a rule or a deadline attached, and they all land on you at once, usually when you're busy with something else.
What the Renters' Rights Act Changed
Since 1 May 2026, tenancies are periodic, Section 21 has gone, and every possession claim has to be made under Section 8. That means proving a specific ground in court, and as we covered in our recent piece on the Act, that process is taking many months. Getting a notice or the evidence wrong can add further delay.
The cost of a mistake is higher than it used to be. A missed certificate, a deposit protected late or a notice served incorrectly can now cause real problems when you need to rely on it.
What's Still Coming
Two more changes are on the way, and both affect self-managing landlords and those using an agent.
The landlord database. A new "Register Your Rental Property" service opens on 15 December 2026, rolling out region by region. Landlords will need to register themselves and each property they let, and a fee applies. Not registering can lead to penalties, so it's worth finding out when your region is due.
The landlord ombudsman. Membership is expected to become mandatory in 2028, and landlords will need to join even if they use an agent.
An agent can help you gather the information and keep it up to date, but these are obligations that belong to the landlord either way.
When Self-Managing Still Makes Sense
It can work well if:
- You own one or two properties and they're close enough to reach quickly
- You have the time, and you don't mind paperwork
- You're comfortable keeping track of certificates and dates
- You have a good relationship with a reliable tenant
- You'd rather keep control and save the management fee
Plenty of landlords do this well for years. If that's you, there's nothing wrong with carrying on.
When an Agent Is Worth It
It tends to make more sense if:
- You live a long way from the property, or don't know the area
- You work full time and a call about a leak at 7pm is a problem
- You own several properties, or plan to
- You've inherited a property or a tenant and aren't sure of the paperwork
- You're nervous about getting a notice, a certificate or the new rules wrong
- Rent hasn't been reviewed for a long time and you'd rather someone did it properly
What It Actually Costs
The fee is the obvious cost, so it's worth being clear about it. Our management fee is 10% of the monthly rent with no VAT added. On a rent of £700 a month, that's £70 a month. Our full fee list is on the fees page.
Self-managing saves that fee, but it isn't free. It costs your time, and it carries the risk of a mistake. Weigh the two against each other rather than looking at the fee alone.
There's a Middle Option
You don't have to choose between doing everything and handing everything over. Many landlords use a tenant-find service to get the property let, referenced and set up correctly, then manage it themselves from there. Others start by self-managing and move to full management later, when time or circumstances change.
Questions Worth Asking Yourself
- Could I deal with a repair or a missed rent payment this week without it disrupting my job or my life?
- Do I know the dates my certificates expire, and who I'd call to renew them?
- Am I confident serving a notice correctly if I needed to?
- Do I know when my region is due to register on the new database?
- Would I rather spend the time on something else?
If you answered yes to most of these, self-managing may suit you well. If several gave you pause, it's worth a conversation.
Talk It Through With Us
We'd rather you made the right choice than the one that suits us. If you'd like an honest view on whether self-managing or an agent makes more sense for your property, we're happy to talk it through, with no obligation, even if the answer turns out to be that you're fine on your own.
This article reflects the Renters' Rights Act position as it stood in October 2026 and is general guidance, not legal advice. WG Property is an independent letting agency based in Hull, managing properties across all HU postcodes and the wider East Yorkshire area.