Choosing the right letting agent can make or break your experience as a landlord. The right partner will protect your investment, find the right tenants quickly, handle the legal legwork, and keep everything running smoothly. But the wrong choice? That can mean void periods, rent arrears, legal disputes, and hours of stress.
With the UK rental market remaining strong despite wider economic pressures — Zoopla’s latest Rental Market Report shows average rents up 9.5% year-on-year — it’s more important than ever to work with an agent who knows how to navigate today’s landscape.
So, if you’re wondering how to choose a letting agent, here’s your essential guide. These are the five key questions every landlord should ask before signing on the dotted line.
Why choosing the right letting agent matters
Letting a property isn’t just about finding a tenant. It’s about compliance, property care, rent collection, inspections, renewals, and managing unexpected issues. A good letting agent adds value at every stage, reducing risk and protecting your rental income.
But not all agents are equal. With more choice than ever, including online-only options, it’s easy to be tempted by low fees and big promises. The reality? Cheap doesn’t always mean cost-effective.
Whether you’re a seasoned landlord or letting for the first time, asking the right questions to ask letting agents can help you find a professional who’s not just affordable, but reliable and experienced.
1. What’s your experience with my type of property?
Not every agent is equipped to handle every type of rental property. If you’re letting a three-bedroom family home, you want an agent who knows what local families are looking for. If it’s a city-centre apartment, a different tenant demographic — and marketing approach — applies.
Ask:
- Have you let similar properties recently?
- How long did they take to let?
- What rent was achieved compared to the asking price?
A local Whitegates office, for example, can tell you what properties like yours are achieving in your street — not just your postcode. That kind of local property market expertise is key to letting faster and more confidently.
2. How do you screen and reference tenants?
Tenant quality is everything. Late rent, property damage, anti-social behaviour — these are every landlord’s nightmare. But thorough referencing significantly reduces the risk.
At minimum, a letting agent should:
- Carry out credit checks
- Confirm employment and income
- Check references from previous landlords
- Carry out Right to Rent checks
At Whitegates, tenant vetting is at the heart of our landlord support services. We look beyond just the credit score, digging into affordability and reliability, and only recommending tenants we would trust with our own homes.
Follow-up question: If the tenant stops paying rent, what support do you offer?
Some agents offer rent guarantee insurance, while others include it as part of a full management package.
3. What’s included in your service — and what’s not?
This one catches a lot of landlords out.
Every letting agent offers a range of services, usually broken into:
- Let-only: Find tenants, set up the tenancy, then hand back management to you
- Fully managed: Everything from viewings to rent collection, inspections, and ongoing tenant contact
But what’s included in those categories varies hugely.
Ask:
- Who deals with maintenance and repairs?
- Are property inspections included, and how often?
- How is rent collected, and what happens if it’s late?
- Are check-ins, check-outs, and inventories included?
- Are there charges for tenancy renewals, gas safety checks, or arranging contractors?
At Whitegates, we pride ourselves on clear, transparent service packages with no hidden fees. Whether you want a hands-on role or a completely hands-off investment, we’ll tailor the service to fit.
4. How do you ensure legal compliance?
Letting laws are constantly changing. From updated EPC regulations to potential changes in Section 21 notices, staying compliant isn’t optional — it’s essential.
Non-compliance can result in hefty fines, legal action, or even being banned from letting. A good letting agent should:
- Protect deposits in a government-approved scheme
- Serve all required documents (How to Rent guide, EPC, gas safety, etc.)
- Advise on safety certificates (e.g. EICR, smoke alarms, CO detectors)
- Monitor upcoming legislation and update you accordingly
Ask what systems they have in place to manage compliance. Do they carry out audit checks? Are staff trained in the latest lettings law?
At Whitegates, landlord protection is built in. Our teams stay updated so you don’t have to, and our software ensures that no legal detail is missed.
5. How do you market my property?
Getting your property seen by the right tenants is step one. In a fast-moving rental market, speed and visibility are everything.
Ask your prospective agent:
- Will my property be listed on Rightmove and Zoopla?
- Do you use professional photography and floorplans?
- How quickly can you get it listed?
- How do you manage viewings?
- Do you pre-qualify applicants before viewings?
Good marketing means fewer voids and better tenants.
At Whitegates, we combine online visibility with local demand. Our listings appear on major portals, but our local offices also work directly with tenants already registered and searching in your area. That means faster lets, fewer gaps, and a better return.
Bonus question: What happens if something goes wrong?
Let’s face it — sometimes things do go wrong. Boilers break, tenants stop communicating, rent is late, or disputes arise.
What you need to know is: what’s the plan?
A professional letting agent should have clear processes for:
- Emergency repairs
- Legal notices and eviction processes
- Dispute resolution
- Mediation between landlords and tenants
Whitegates agents are trained in crisis resolution, and our landlord support services cover everything from emergency trades to legal escalation when required.
What to look for in a letting agent: A quick recap
When considering how to choose a letting agent, look beyond the headline fee. Focus on:
- Local knowledge: Do they understand your property, street, and tenant market?
- Compliance expertise: Can they keep you on the right side of the law?
- Tenant vetting: Do they thoroughly screen applicants?
- Clear services and fees: Are there any hidden charges?
- Marketing strategy: Can they let your property fast and to the right people?
- Support when things go wrong: Are they proactive and responsive?
Why landlords choose Whitegates
With over 40 years of experience, Whitegates is trusted by landlords across the Midlands and North. We don’t just find tenants — we help protect your investment, maximise your income, and handle the hard parts so you don’t have to.
From first-time landlords to large portfolios, our clients value:
- Expert, local property knowledge
- Proactive communication
- Legal compliance as standard
- Fully managed and let-only options
- Tenant referencing you can trust
When you work with Whitegates, you get more than just a lettings agent. You get a professional partner.
Final thoughts: Protect your investment from day one
Your rental property isn’t just bricks and mortar — it’s a business. And like any business, success depends on choosing the right team to support you.
Before signing with an agent, make sure you ask these five essential questions. Look beyond the sales pitch and consider what truly matters: protection, professionalism, and peace of mind.
Book your free rental valuation with Whitegates today and let’s talk about how we can help you let with confidence.
