Managed or Fully Managed? Choosing the right lettings service

Letting your property should feel straightforward — but the first decision every landlord faces is how much of it you want to hand over. At The Oxfordshire Property Agent we keep it simple, with two levels of service: Managed and Fully Managed.

Both do far more than just find a tenant. Every let we handle includes professional marketing, hour-long viewings, thorough referencing and Right to Rent checks, a properly prepared tenancy agreement, and one accountable local agent from the first valuation onwards. The difference is who looks after the property once the tenant moves in.

With Managed (7.5% + VAT of the monthly rent), we find and set up the tenancy and collect the rent, while you handle inspections and day-to-day maintenance. With Fully Managed (10% + VAT), we run the whole tenancy for you — inspections, repairs and compliance included — so it’s completely hands-off. Here’s how to decide which fits you best.

The 2026 Landscape: Why Management Matters Now

Before comparing services, it is essential to acknowledge the “new normal” for letting agents Oxfordshire. Since 1 May 2026, the Renters’ Rights Act has overhauled the private rented sector:

• No More Section 21: The “no-fault” eviction is a thing of the past. Landlords must now rely on statutory Section 8 grounds, making robust initial tenant referencing more vital than ever.
• Periodic Tenancies Only: Fixed terms have been replaced by rolling periodic tenancies. This means tenants can serve two months’ notice at any time, requiring landlords to be agile with their marketing and void-period planning.
• The Information Sheet Deadline: By 31 May 2026, every landlord was required to serve an official Government Information Sheet to existing tenants. Failure to do so can result in civil penalties of up to £7,000.
• Rent Control Transparency: “Bidding wars” are banned. You must advertise a single price and cannot accept offers above that figure.

In this environment, professional management isn’t just a luxury; it is a shield against significant financial and legal risk.

Option 1: Managed (7.5% + VAT)

Our Managed service is designed for the “expert” landlord, someone who enjoys being hands-on with maintenance and tenant relationships but wants a professional to handle the complex onboarding and financial heavy lifting.

Investment: 7.5% + VAT of the monthly rent, plus a £295 + VAT setup fee.

What is included?

• Professional Tenant Sourcing: We don’t just “list” your property. We use high-end photography and strategic social media marketing to find the right calibre of tenant.
• Bespoke Referencing: In a world without Section 21, vetting is everything. We conduct exhaustive affordability and background checks.
• Compliance & Setup: We handle the initial compliance, EPCs, Gas Safety, Electrical Reports (EICR), and the crucial Right to Rent checks.
• Compliance Management: We don’t just set up the compliance; we manage it. We track expiry dates for safety certificates and ensure the new Section 13 rent increase notices are served correctly and on time.
• Rent Collection: We handle the monthly invoicing and collection, ensuring you receive your funds promptly and providing clear statements for your tax records.

Is it right for you?
If you live locally in Oxfordshire, have a trusted team of tradespeople on speed dial, and are comfortable being the first point of contact for your tenants, our Managed service offers a cost-effective way to ensure your tenancy starts on the right side of the law. You can learn more about our letting services in Oxfordshire.

Option 2: Fully Managed (10% + VAT)

Our Fully Managed service is our most popular choice for a reason. It is a “concierge” service designed to provide total peace of mind, particularly given the complexities of fully managed rental property Oxfordshire in 2026.

Investment: 10% + VAT of the monthly rent, plus a £295 + VAT setup fee.

What is included? (Everything in Managed, plus…)

• Maintenance Coordination: From a leaky tap to an emergency boiler repair, the team handles everything. We use a vetted network of local Oxfordshire contractors to ensure work is done to a high standard at a fair price.
• Periodic Inspections: We conduct regular, detailed property inspections, providing you with a photographic report. This is essential for identifying issues before they become expensive repairs.
• Tenant Liaison: We are the sole point of contact. You don’t have to worry about late-night calls or navigating the emotional aspects of property management.

Is it right for you?
If you are a busy professional, live outside the county, or simply want to treat your property as a hands-off investment, this is the gold standard. In the age of the Renters’ Rights Act, having an expert team manage the “evidence trail” for potential Section 8 grounds is invaluable. Learn more about our letting services in Oxfordshire.

Understanding Property Management Costs in Oxfordshire

When looking at property management costs Oxfordshire, it is tempting to focus solely on the percentage. However, the value of a property agent lies in the risk they mitigate.

Consider the 2026 Act’s rules on rent increases. Under the new law, you can only increase rent via a Section 13 notice once every 12 months, using the prescribed Form 4A. If this is done incorrectly, or if the tenant challenges an “above-market” increase at a Tribunal, you could lose months of potential revenue. A fully managed service ensures these notices are served with the correct market evidence, protecting your yield.

Furthermore, with the ban on “rent in advance” (now capped at one month), cash-flow management has become tighter for many landlords. Our team ensures that rent collection is disciplined and transparent, providing the stability you need.

The Advisory Verdict: Which Should You Choose?

Choose Managed if:

• You are an experienced landlord with a deep understanding of landlord responsibilities UK 2026.
• You have the time and desire to manage property maintenance yourself.
• You have a high-quality, modern property that is unlikely to require frequent repairs.

Choose Fully Managed if:

• You want to insulate yourself from the legal complexities of the Renters’ Rights Act.
• You value your time and prefer a “set and forget” approach to your investment.
• You want professional oversight to ensure your property remains in top condition, protecting its long-term resale value.

At The Oxfordshire Property Agent, we work with a limited number of clients to ensure that every property receives the attention it deserves. Whether you are letting a contemporary apartment in Witney or a substantial family home in Faringdon, our goal is the same: to deliver a premium service without the premium price tag typical of high-street agents.

Ready to take the next step?

If you are unsure where your property sits in the current market, or if you are concerned about your compliance under the 2026 Act, we are here to help.

Book a free property valuation today or contact the team to discuss a tailored management plan that fits your needs.