Do You Really Need a Managing Agent as a Landlord?
- Circle Doors
- 5 days ago
- 3 min read
For many landlords, hiring a managing agent feels like the default option. Less stress, fewer phone calls, someone else handling the admin. Simple.
But with rising management fees, increasing compliance obligations, and better digital tools available, more landlords are asking a fair question:
Do I actually need a managing agent, or can I manage my property myself safely and legally?
The answer depends on how involved you want to be and how confident you are with compliance.
What Does a Managing Agent Actually Do?
A managing agent typically takes responsibility for:
Rent collection and arrears chasing
Repairs and contractor coordination
Tenant communication and issue resolution
Inspections and reporting
Managing compliance requirements and certificates
For landlords with large portfolios, limited time, or properties far from home, this can be invaluable.
But for others, especially landlords with one to five properties, the reality often looks different.
The Real Cost of Using a Managing Agent
Most UK managing agents charge between 8–15% of monthly rent, plus additional fees for:
Tenancy renewals
Section notices
Major works coordination
Inventories and inspections
Over time, this can amount to thousands of pounds per year, even before repairs are considered.
What many landlords don’t realise is that while agents manage tasks, legal responsibility still sits with the landlord.
If something goes wrong, compliance failures, missed inspections, incorrect notices, it’s the landlord who remains accountable.
Managing Your Own Property: The Pros and Cons
Benefits of Self-Managing
Full control over decisions
Lower ongoing costs
Direct communication with tenants
Better visibility of property condition
The Risks
Keeping up with ever-changing legislation
Missing certificates, inspections, or deadlines
Poor documentation if issues escalate
Uncertainty around what “good compliance” actually looks like
This is where many landlords feel stuck. They don’t want to pay full management fees, but they don’t want to risk getting it wrong either.
The Compliance Gap Most Self-Managing Landlords Face
UK landlord compliance is no longer just about having a gas certificate and an EPC.
Landlords now need to understand and evidence:
Safety and statutory compliance
Fire risk actions and follow-ups
Inspection records and defect tracking
Tenant communication and escalation handling
Clear audit trails in case of complaints or legal action
This is the part agents often say they handle, but documentation is not always easy to access or complete when you need it.
A Smarter Middle Ground: Managing Yourself With the Right Systems
This is exactly why Circle Doors created the Compliance Library.
It’s designed for landlords who want to self-manage without cutting corners, giving you:
Ready-to-use compliance templates and checklists
Clear guidance on what you must have, and when
Inspection, safety, and tenant management documents
Tools that create a strong audit trail
Confidence that you are meeting your legal obligations
Instead of paying ongoing agent fees, you gain structure, clarity, and control, while staying compliant.
So, Do You Need a Managing Agent?
You may benefit from a managing agent if:
You own multiple properties
You have limited time or availability
You don’t want day-to-day involvement
You may not need one if:
You’re happy being hands-on
You want to reduce management costs
You’re willing to follow clear systems
You want visibility and control over compliance
For many landlords, the best option is not “agent or nothing”, but self-management with professional-grade tools.
How Circle Doors Can Support You
The Circle Doors Compliance Library gives landlords the same structured approach used by housing providers and property managers, without the management fees.
Whether you’re new to self-managing or transitioning away from an agent, it helps you stay compliant, organised, and protected.
Need One-Off Advice or Reassurance?
If you’re unsure about a specific issue, transitioning away from a managing agent, dealing with a compliance concern, or just want confirmation that you’re doing things correctly, Circle Doors also offers one-to-one consultation calls.
These sessions are designed for landlords who don’t need full management but want professional, practical guidance on compliance, documentation, inspections, or next steps. No ongoing commitment, just clear advice tailored to your property and circumstances.
Manage Everything in One Place With the Property Management Dashboard
For landlords who want full visibility without full management fees, the Circle Doors Property Management Dashboard brings everything together in one organised system. Track compliance, inspections, certificates, repairs, and key dates in one place, with clear records you can rely on.
It’s ideal for self-managing landlords who want structure, consistency, and a professional setup without relying on an agent.