By Stuart Bradley, Branch Manager, Belvoir Cambridge · 13 October 2026
Self-managing a Cambridge let saves the agent’s fee, and that fee is easy to see. What self-managing costs you is harder to see: your time, the legal rules that now apply to you, and any empty weeks or unpaid rent. This guide sets both sides out so you can compare them properly.
What self-managing involves
Managing a let yourself means doing everything an agent would do. You market the property, run viewings, reference applicants, check right to rent, draw up the tenancy, protect the deposit, collect the rent, arrange repairs at any hour, carry out inspections, keep safety certificates up to date, and handle any notices. Each job is manageable. Together they are a part-time role that carries on while you are at work or on holiday.
The rules have also become stricter. Since 1 May 2026, Section 21 “no fault” notices have been abolished and tenancies run on a periodic basis, so possession depends on the grounds set out in law, the right notice, and the right form. A mistake falls on you as the landlord. If the property is an HMO, there are further requirements on top.
What it costs when something goes wrong
Most tenancies go smoothly. The cost of self-managing sits in the ones that do not.
- An empty property earns nothing while the mortgage and bills carry on. A slow re-let adds up quickly.
- If a tenant falls behind, you lose rent and spend time and money getting it back. Good referencing beforehand is the best protection.
- If a deposit is disputed, you need a dated inventory and records to back up a claim. Without them it is hard to recover anything.
- Repairs and emergencies come to you, wherever you are.
The real comparison
The agent’s fee is a known cost. The costs of self-managing are real but tend to go unrecorded. Putting the two side by side is the fairest way to compare.
| Self-managing | With an agent | |
| Fee | None | Depends on the service level you choose |
| Your time | Every task, including evenings and weekends | Handled by the agent, with you kept informed |
| Empty periods | Your marketing, your viewings, your timing | Marketing and tenant-find handled for you |
| Compliance | You keep up with the rules and the paperwork | The agent tracks them, though you remain legally responsible |
| Arrears and disputes | Yours to chase and resolve | The agent chases and advises, depending on your terms |
| Emergencies | You, at any hour | The agent arranges contractors |
To compare properly, work out your own figures. Estimate the hours you spend each month and what your time is worth, add the cost of any gaps between tenants you have had, and compare the total with the fee for the service you would use.
| Already with an agent and wondering if you are getting value? We will review your current terms against ours, with no obligation to switch. Speak to us about switching agents. |
When self-managing makes sense
It can be the right choice. If you live close by, have the time, know the rules and are comfortable dealing with tenants, self-managing is a reasonable option, especially for a single, straightforward let. It works less well if you live far away, have several properties, work full time or would find a dispute stressful.
If you already use an agent
It is worth a check if you cannot say what your agent does for you each month, repairs are slow, statements are unclear, you have been charged fees you did not expect, or you are not sure who looks after your property. Read your management agreement for the notice period and any charge for leaving. If it is not working, you can usually move, and a new agent can handle the handover.
How to choose a letting agent in Cambridge
- Check that the agent is registered with a client money protection scheme and a redress scheme, which letting agents in England must be. Ask to see the certificates.
- Ask for a full list of fees, including anything beyond the monthly percentage, and what each service level includes.
- Check the contract length, the notice period and what happens if you want to leave.
- Ask how tenants are referenced and how quickly repairs are dealt with.
- Speak to a person at the branch, and find out who your contact would be.
Common questions
What does a letting agent do in Cambridge?
A letting agent markets the property, finds and references tenants, prepares the tenancy and protects the deposit. A fully managed service goes on to collect rent, arrange repairs, carry out inspections and keep track of safety and legal requirements. What is included depends on the service level you choose.
How much do letting agents charge in Cambridge?
It varies by agent and service level. Some charge a percentage of the monthly rent for management, and some add set-up or other charges. Ask any agent for a full list in writing. Belvoir Cambridge’s current fees and what each service includes are on our landlord fees page.
Is it worth using a letting agent?
It depends on your time, how near you live and how comfortable you are with the rules. Set the fee against the value of your time and the cost of an empty month or unpaid rent. For many landlords the saving in time and risk is worth the fee.
How do I choose the best letting agent in Cambridge?
Check they belong to a client money protection scheme and a redress scheme, ask for a full list of fees and what is included, read the contract terms and ask how they reference tenants. Speak to the people who would look after your property.
Can I switch letting agents during a tenancy?
Usually yes, but your management agreement decides how. Check the notice period and any fee for ending it. The tenancy itself carries on unchanged. Ask the new agent to handle the handover, including the deposit and the tenancy paperwork.
| “The fee is the one cost you can see. Before you decide, add up what your time is worth and what one empty month would cost you, then compare.”
Stuart Bradley, Branch Manager |
Thinking about letting an agent look after your Cambridge property or reviewing the one you have? Get in touch with Belvoir Cambridge for a no-obligation conversation.
