If you’re a landlord in or around Sedgley, you’ve probably asked yourself at some point:
Is full property management worth the extra cost?
It’s a fair question – especially when many landlords start out on a let-only basis, thinking it’ll save them money. But with new legislation, rising tenant expectations and added compliance responsibilities, let-only isn’t as simple as it once was.
In this guide, we’ll break down the real difference between let-only vs fully managed services, and explain why full management is now the smarter, safer option – not just for today, but for the future of your rental business.
What’s the difference between let-only and full management?
Before we dive into the benefits, let’s quickly define the two service types.
Let-only
- The agent markets the property and finds a tenant
- Referencing, tenancy agreements and initial move-in are handled
- After that, the landlord takes over completely
- Ongoing communication, rent collection, repairs and compliance are the landlord’s responsibility
Fully managed
- Everything included in let-only
- Plus: rent collection, maintenance coordination, inspections, legal compliance, renewals, tenant communication, and more
- The agent acts as a point of contact throughout the tenancy
So in simple terms, let-only is a one-time service. Full management is an ongoing partnership – and for most landlords, it becomes essential once the first few tenancies are behind them.
Why let-only can lead to problems
On the surface, let-only seems more cost-effective. But many landlords quickly discover it comes with hidden time and risk costs.
Here’s what we see most often:
1. Missed compliance deadlines
With over 170 pieces of legislation now affecting landlords in England, it’s easy to miss something – especially if you’re self-managing multiple properties.
From gas safety and EICR reports to Right to Rent checks and deposit protection, even a small mistake can result in fines or the inability to regain possession later.
2. Time-consuming tenant issues
Late-night boiler breakdowns. Rent payment queries. Noise complaints. Repairs. All of it lands on your shoulders.
If you’re juggling other work, family, or properties, this can be both stressful and time-consuming.
3. Gaps in professional representation
When things go wrong – such as a deposit dispute or rent arrears – tenants often have more protection than landlords expect. Without an agent managing the tenancy, you’re on your own.
What full property management includes
Here’s a quick look at what’s typically covered in a fully managed service like the one we offer at Hunters Sedgley:
- Advertising the property
- Carrying out viewings and selecting suitable tenants
- Comprehensive referencing and credit checks
- Preparing tenancy agreements
- Managing deposits with a registered scheme
- Handling compliance paperwork (e.g. gas safety, EPC, EICR)
- Rent collection and arrears management
- Routine inspections with written reports
- Arranging maintenance and repairs using trusted contractors
- Acting as the tenant’s first point of contact
- Serving legal notices and managing renewals
- Negotiating end-of-tenancy processes and deposit returns
It’s a full-service solution – designed to save you time, keep you legally protected, and improve tenant relationships.
Why full management matters more in 2024 and beyond
The property world is changing fast. If you want to futureproof your rental business, now is the time to make the shift.
1. Increasing legislation
With the Renters (Reform) Bill expected to become law, landlords will face new requirements including:
- The end of fixed-term ASTs and Section 21
- A national property portal for compliance checks
- Stricter rules around rent increases and repairs
- New standards under the Decent Homes Standard for private rentals
Keeping up with these changes as a self-managing landlord is tough. Under full management, your letting agent handles it for you – and ensures you remain compliant throughout.
2. Greater tenant expectations
Today’s renters are more informed – and more demanding. They expect fast responses, fair treatment, and properties that meet high standards.
If you’re not responsive or fall short on compliance, tenants can:
- Raise complaints to the council or redress schemes
- Refuse access or block future rent increases
- Leave negative online reviews, harming your ability to let again
A full management service helps avoid this. With one point of contact and professional support, your tenants stay informed and satisfied – and your property remains profitable.
3. Market resilience
Sedgley and the wider West Midlands rental market continues to see high demand. But even in strong markets, a badly managed property will lose value fast.
With full management, you benefit from:
- Ongoing rent reviews to stay in line with market value
- Faster re-lets thanks to proactive tenant search
- Minimised void periods
- Asset protection through regular inspections and maintenance
It’s not just about ticking boxes. It’s about protecting your income and growing your long-term return on investment.
Let-only vs fully managed: cost comparison
It’s true that full management comes with a monthly fee — but when you look at the bigger picture, it’s often far more cost-effective.
Here’s why:
| Let-only | Fully managed |
| One-time fee | Ongoing monthly fee |
| You handle rent collection and issues | We handle tenant contact, payments, renewals |
| You’re responsible for compliance | We manage all paperwork, reminders, and updates |
| Higher risk of legal costs | Legal support and notices included |
| No repair support | Access to trusted contractors and 24/7 emergency coverage |
Real example: A missed gas safety renewal can result in a fine of up to £6,000 – far more than a year of management fees.
When is the right time to upgrade to full management?
While some landlords prefer to start with let-only, most make the switch when:
- They acquire a second property
- They experience a difficult tenancy
- They move out of the area or travel frequently
- They face compliance issues or legal concerns
- They want a more hands-off investment model
If any of that sounds familiar, now is a good time to consider upgrading.
How Hunters Sedgley can support you
We work with new and experienced landlords across Sedgley and the wider Black Country area. Whether you have a single flat or a growing portfolio, our team is here to make letting easier, safer and more profitable.
Our fully managed service includes:
- Expert local lettings advice
- Property marketing and tenant matching
- Complete legal compliance support
- Maintenance coordination
- Transparent reporting
- 24/7 emergency cover
- Ongoing rent optimisation
And because we know the area, we can also provide market insights that help you make smarter long-term decisions about your investment.
Final thoughts: futureproof your rental business today
Being a landlord isn’t what it used to be. With more rules, more responsibilities and more competition than ever, having a trusted management partner makes a big difference.
By switching from let-only to full management, you’ll:
- Reduce stress
- Save time
- Improve compliance
- Protect your income
- Build a better relationship with your tenants
And most importantly – you’ll know your property is in safe hands.
Ready to make the switch?
Book a free consultation today with Hunters Sedgley and see how our full property management service can support your rental goals.
