By Dave Roberts, Managing Director, Belvoir Wigan
When you’re letting out a property in Wigan, one of the first decisions you’ll face is whether to go fully managed or let-only. Both options have their benefits, but they also come with different expectations, responsibilities, and risks. So, which one is right for you?
As someone who’s worked closely with hundreds of local landlords across Wigan, I’ve seen this decision make or break the long-term success of an investment. In this blog, I’ll walk you through the pros and cons of each route, give you the lowdown on the current market, and help you decide what makes the most sense for your portfolio, your time, and your peace of mind.
Wigan’s rental market in 2025: What landlords need to know
Wigan continues to stand out as a solid investment choice for landlords. According to the latest Rightmove Rental Price Tracker, average asking rents in the North West rose by 9% year-on-year. Wigan, in particular, has become increasingly popular with commuters heading into Manchester and Liverpool, while still offering competitive prices for tenants.
Here are a few local insights:
- Average rent in Wigan (Q2 2025): £790 pcm for a 2-bed house
- Average time to let: 10 days (Belvoir Wigan data)
- Void periods: Falling due to strong tenant demand
- Common tenant types: Working professionals, families, and long-term renters
With strong yields and increasing tenant demand, it’s more important than ever to get property management right.
What does let-only mean?
A let-only service is where a letting agent helps you find tenants, but the ongoing management of the property is left to you. At Belvoir Wigan, our let-only package includes:
- Professional marketing and photography
- Advertising on major property portals
- Tenant referencing and right-to-rent checks
- Tenancy agreement creation
- Deposit registration with a government-approved scheme
After this point, you’re on your own. The landlord handles rent collection, maintenance, inspections, compliance, and any tenant issues that may arise.
Best suited for: Experienced landlords with available time and strong legal knowledge.
What is fully managed letting?
A fully managed service is designed to take the pressure off landlords. It includes everything in the let-only service, plus ongoing management of the tenancy. At Belvoir Wigan, our fully managed service covers:
- Rent collection and arrears management
- 24/7 maintenance reporting and contractor coordination
- Routine property inspections with detailed reports
- Legal compliance (gas safety, EICR, licensing, etc.)
- Handling renewals, rent reviews, and end-of-tenancy negotiations
- Emergency response for urgent tenant issues
Best suited for: Landlords who want a hands-off investment or those growing a portfolio.
Let-only vs fully managed: The pros and cons
Let’s break down the two options to help you weigh them up:
Let-only: Pros
- Lower upfront cost
- Full control over tenant relationship and property decisions
- Can work well for landlords who live locally and have the time
Let-only: Cons
- Time-intensive, especially if things go wrong
- You’re solely responsible for legal compliance
- Risk of fines if you miss changes in legislation
- Tenant disputes can become personal and stressful
Fully managed: Pros
- Saves significant time and effort
- Ensures ongoing legal compliance
- Professional communication and tenant relationship management
- Reduces stress and improves tenant retention
- Ideal for remote or portfolio landlords
Fully managed: Cons
- Monthly management fee
- Less hands-on involvement (which can be a negative for some landlords)
The 2025 legal landscape: Why going it alone is riskier
Landlord legislation is tightening. Here’s what you’re up against in 2025:
- Renters Reform Bill changes including the end of Section 21 “no fault” evictions
- Minimum Energy Efficiency Standards (MEES): Properties must meet an EPC rating of C or above by 2028 (with penalties already rising for non-compliance)
- Building Safety Act implications for flats
- Licensing and HMO changes depending on property type and local authority rules
If you choose let-only, you’re expected to stay on top of all of this. And let’s be honest — the rules change fast. One of our clients, a long-time landlord in Orrell, recently switched to full management after being fined for an unregistered deposit (a small oversight, but one that cost £3,200 in penalties and compensation). Mistakes are costly.
What Wigan landlords are choosing in 2025
At Belvoir Wigan, we’ve seen a noticeable shift:
- Over 70% of new landlords now choose fully managed services
- Many DIY landlords are switching due to compliance pressure
- Portfolio landlords are focusing on growth, not admin
That’s not to say let-only is obsolete. For landlords with time, energy and a great local trades network, it can still work well. But for most, fully managed offers better value and far less risk.
How to choose the right option for you
Here are a few questions to ask yourself:
- Do I have the time to manage tenant queries and repairs?
- Am I confident in navigating property law and changes to legislation?
- Do I live close enough to the property to respond quickly if needed?
- Would dealing with tenant disputes cause stress or strain?
- Is this property part of a wider investment strategy?
If you answered “no” to any of the above, fully managed is likely the safer choice.
Remember, letting a property isn’t just about collecting rent — it’s about providing a safe, legal, well-managed home for your tenant. And that takes time, care, and up-to-date knowledge.
Final word from Dave Roberts
At Belvoir Wigan, we believe property is personal. That’s why we offer a tailored approach to landlord services, whether you’re brand new to letting or have a growing portfolio across Greater Manchester.
If you’re not sure which route is best for you, we’re always happy to chat it through. There’s no pressure or hard sell — just straightforward advice to help you make the right decision.
Ready to explore your options?
Book a free rental valuation or contact our team to discuss let-only and fully managed services.
Let’s make letting simpler, smarter, and more successful for you.
