By Emma Garnham, Branch & Lettings Manager, Belvoir Ipswich
On a let-only service, the agent finds you a tenant, and you manage the tenancy from the day they move in. Full management hands that work and the day-to-day legal risk to your agent. Let only suits some landlords, but it stops working when you move away, add another property, or find you are not sure you are keeping up with the rules.
The two service levels
With let only, the agent markets the property, finds and references the tenant and sets up the tenancy. After that it is down to you. With full management, the agent carries on for the length of the tenancy, which usually means rent, repairs, inspections, safety certificates and notices. The exact list differs between agents, so ask for it in writing.
What let only leaves with you
Once the tenant moves in, you are the one who collects the rent and chases it when it is late, takes the call when something breaks, finds and briefs a contractor, inspects the property, keeps the gas and electrical certificates in date and serves any notice correctly. Most months, that is not much. In a month when the boiler fails or rent goes missing, it can take over your week.
The rules matter too. Since the Renters’ Rights Act came into force in May 2026, tenancies run on a periodic basis, Section 21 notices have gone, and landlords have new duties on things like deposits, rent in advance and tenants’ requests. Whichever service you choose, you are still the landlord, and the legal responsibility stays with you. The difference is who does the work and who keeps track. With let only, that is you.
Fees are the other half of the comparison. Let only costs less up front, but the fee saved needs to be set against your time and against what one bad month would cost you.
Which one fits you
| Your situation | Usually suits |
| You live close by, have time, know the current rules and have let before | Let only |
| You have one straightforward property and a reliable local contractor | Let only |
| You live a long way from Ipswich or abroad | Full management |
| You work long hours or travel and cannot take calls in the day | Full management |
| You have more than one property, or plan to buy another | Full management |
| This is your first let and you are unsure of the rules | Full management, at least for the first tenancy |
| You are not sure you are keeping up with the rules now | Full management, or check first |
Many situations fall between two rows. If yours does, ask the agent what they would recommend and why.
| Not sure where you stand? Take our two-minute landlord quiz. It checks your compliance on topics including renters’ rights, licensing, deposits, right to rent and safety certificates. Or tell us about your property and how involved you want to be, and we will give you a straight recommendation, including if that is let only. |
Moving from let only to full management
If you are on let-only terms now, you do not have to wait for the next tenancy. You can usually move to full management part-way through, and the tenant stays where they are. The new service picks up the rent, the repairs and the compliance from the date you agree. Ask your agent what changes, what it costs and how the handover works, and read your agreement for any notice period.
If you would rather change agent altogether, the process is similar. Check the notice period and any charge for ending the agreement, then ask the new agent to take care of the handover, including the tenancy paperwork, the deposit details, the inventory and the safety certificates.
Common questions
What is the difference between let-only and fully managed?
With let only, the agent finds and references the tenant and sets up the tenancy, and you manage it from then on. With full management, the agent continues through the tenancy, usually handling rent, repairs, inspections and compliance. What each includes varies, so ask for the details in writing.
Which property management service is best for first-time landlords?
Full management is usually the safer choice for a first let, because the rules and the day-to-day tasks are new, and some of the legal responsibility stays with you either way. If you live nearby, have the time and are happy to learn, let only can work.
What is the difference between a letting agent and a property management company?
The terms overlap. A letting agent usually finds and sets up tenancies, and many also manage them. A property management company may focus on looking after properties once let. What matters is which services are included, so compare what each one will actually do for you.
Can I find tenants through an agent and manage the property myself?
Yes. That is what a let-only service is. The agent finds and references the tenant and sets up the tenancy, then you take over. Check what the agent does after the tenant moves in, so you know what you are responsible for, and whether you can move to full management later.
How do I switch letting agent?
Read your agreement for the notice period and any charge for ending it, give notice in writing, and ask the new agent to handle the handover. The tenancy continues unchanged. Make sure the deposit details, certificates and tenancy paperwork all pass across. You can also move to full management with your current agent.
Managing your own Ipswich let and not sure it is working? Take the two-minute landlord quiz or get in touch with Belvoir Ipswich for a no-obligation conversation about full management.
