Do You Actually Need a Letting Agent?
It’s a fair question. Many landlords in Cheltenham manage properties themselves, particularly if they have just one or two. But the regulatory environment in 2026 has changed considerably, and the question of whether to self-manage or use a letting agent now involves a different set of considerations than it did even a year ago.
What a letting agent actually does
A letting agent takes on the administrative, legal, and day-to-day operational responsibilities of renting out your property. Depending on the level of service you choose, this can include:
- Marketing the property and finding tenants
- Tenant referencing and Right to Rent checks
- Drafting legally compliant tenancy agreements
- Collecting rent and chasing arrears
- Managing maintenance and compliance with property standards
- Handling rent review notices under Section 13
- Managing disputes and liaising with the Ombudsman if needed
Rent reviews in 2026: Section 13 only
One area where landlords frequently get it wrong is rent reviews. Under the Renters’ Rights Act, rent can only be increased once per year and only via the formal Section 13 notice procedure. Any attempt to increase rent outside this process — whether through a tenancy clause, an informal agreement, or simply requesting a higher payment — has no legal effect.
A Section 13 notice must be served correctly: it must give at least one month’s notice (for monthly tenancies), use the prescribed form, and state the proposed new rent. Tenants can challenge the proposed increase at the First-tier Tribunal. Getting this process wrong can mean a rent increase is unenforceable or that you’re exposed to a complaint through the Ombudsman.
A good letting agent manages this process precisely, ensuring notices are correctly timed, properly formatted, and legally robust.
The new compliance burden
The regulatory obligations on private landlords have expanded significantly under the Act:
- Landlord registration on the new Private Rented Sector Database
- Ombudsman membership (mandatory for all landlords who self-manage)
- Decent Homes Standard compliance
- Awaab’s Law timeframes for responding to hazard reports
- Section 13 rent review process
- No-fault eviction ban — possession only via Section 8 with valid grounds
- Government Information Sheet provided to all new tenants
Each of these has its own procedural requirements and timelines. Getting any of them wrong can result in civil penalties of up to £40,000, Rent Repayment Orders, or Ombudsman findings against you.
So do you need a letting agent?
The honest answer: it depends on your time, expertise, and appetite for legal risk. If you are comfortable staying up to date with rapidly evolving legislation, managing maintenance to strict legal timeframes, handling tenancy disputes professionally, and dealing with the full administrative burden — self-management may work for you.
If any of that sounds uncertain, a fully managed service with a regulated, Act-compliant agent is likely to save you time, money, and stress in the long run. At Elliot Oliver, we have updated all our processes to reflect the Renters’ Rights Act and we manage compliance on behalf of our landlords as a matter of course.
