Let Only is a No Go
05 Dec 2025Let Only services give landlords a false sense of security and don’t protect them against the ever-increasing demands of the legislation. Under the Renters’ Rights Act 2025, landlords who ask agents to find tenants so they can manage their properties themselves are more exposed than ever to fines and penalties. It's time to hand over to an agent.
Business as usual...
In the UK, most landlords manage their property themselves (82% according to the English Landlord Survey 2024). The vast majority of them own one or two properties, and they generally see this as an investment for their pension, not a business. The time they devote to running their properties is minimal; they’re called casual landlords for a reason.
Contracting Let Only services seems a good option for landlords to set up a tenancy and take over from there. For agents, it represents a one-off business with no strings attached. Provided the tenancy is set up correctly, the property is up to date, and tenants' relationships run smoothly, it used to be a relatively safe option. In 2026, it won't be anymore.
... is no longer safe
The market offers a myriad of solutions to help landlords manage their properties. These DIY platforms offering pay-as-you-go services fuel the illusion that landlords do not need agencies.
However, the RRA 2025 puts an unprecedented and enormous strain on landlords, most of whom have made no preparation for the new regulations. With the Act, the average penalty doubles, and landlords will be nine times more likely to make mistakes. As a consequence, landlords’ risk will increase 17 times overnight.
Furthermore, Councils in England will be given enhanced investigatory powers under the Act starting 27th December 2025, enabling officers to enter the rented accommodation and the landlord or letting agency offices “for the purpose a local housing authority intends”. Officers can ask questions, take pictures, and seize documents and equipment. Procedures, paperwork, compliance, everything must be watertight.
In this new situation, landlords must be regulation savvy and have the time to manage their properties to respond to the mounting demands of the rules and the rising expectations of tenants.
For casual landlords, time is running out.
... Time to hand over to an agent
These are challenging times for the sector, and landlords will need pre-emption, protection, expert advice, and swift action. Let Only doesn’t deliver that.
A Let Only service is like sending landlords to sail solo on a rough sea, saying, “Good luck, I won’t be there for you when you need me”. Standard Terms of Business discharge letting agencies of most responsibilities in a Let Only service, leaving landlords unprotected.
If you are a landlord and have other things on your mind, or have a full-time job and don’t know the legislation, I'd advise getting your property managed by a reputable agent to minimise your exposure.
At Rent Happily, we offer full management services, putting our expertise to work to safeguard both tenants and landlords from the pitfalls of the regulations.
Boris Drappier
