What Happens If You Don't Use a Letting Agent?

What Happens If You Don’t Use a Letting Agent?

The real risks (and realities) of going it alone as a landlord

If you’re a landlord in Bristol, Bath or South Gloucestershire, you might be tempted to manage your property yourself. Many landlords start that way hoping to save on agent fees and stay in control.

But what starts as a cost-saving move can quickly turn into a full-time job. From legislation and paperwork to tenant issues and late-night maintenance calls, self-management isn’t always as simple as it looks.

Here’s what really happens when you go it alone and what to consider before you do.

You become the expert in 170+ legal obligations

That’s not an exaggeration. Landlords in England are responsible for more than 170 pieces of legislation  covering everything from gas safety to deposit protection and Right to Rent checks. The list is long, detailed, and constantly changing.

The risk:
A small mistake with documentation can invalidate your right to regain possession. In serious cases, it could mean fines running into thousands or legal action from tenants.

You’re fully responsible for finding and vetting tenants

Professional letting agents have access to specialist referencing systems, credit checks, and years of instinct to help spot red flags. When you self-manage, that responsibility sits with you.

You’ll need to:

• Advertise your property effectively across multiple platforms
• Manage enquiries and viewings
• Assess references and verify ID
• Make a fair but informed judgment call

The risk:
One poor tenant decision can cost you far more than any agent fees,  in lost rent, damage, or the stress of a long eviction process.

You’re on call — all the time

Leaks don’t wait for business hours. Neither do lockouts, lost keys, or noisy neighbour complaints. Even minor maintenance issues can crop up at inconvenient times, and you’re the one tenants will contact first.

The risk:
If you don’t respond quickly to repairs or safety concerns, tenants can withhold rent or report you to the local council. Inaction can lead to penalties or being flagged as a non-compliant landlord.

You’re emotionally involved

When you self-manage, there’s no professional buffer between you and your tenant. That can make it hard to keep boundaries clear especially if you develop a good relationship.

The risk:
It becomes personal. You might hesitate to chase late rent, or find yourself drawn into disputes that an agent would handle calmly and professionally.

You’re responsible for every inspection and document

As the landlord, it’s your job to:

• Create a compliant tenancy agreement
• Produce and record a detailed inventory
• Carry out property inspections
• Keep evidence for future disputes

Agents use structured systems to handle this automatically, ensuring everything is recorded, dated, and stored correctly.

The risk:
Without accurate paperwork, you could lose out in deposit disputes or fail to prove compliance when challenged.

You carry the financial pressure

It’s easy to underestimate how much time and money goes into managing a rental properly. Between void periods, emergency repairs, and chasing rent, the costs can add up.

A professional letting service helps reduce that pressure, keeping your property occupied, compliant, and performing.

The risk:
Trying to save money on fees could cost you thousands in mistakes, lost rent, or legal advice.

So, should you go it alone?

Some landlords can make self-management work, especially if they’re experienced and have time to spare. But for most, it’s a lot to carry.

That’s why we created LettingsPA a support service designed for landlords who want to stay in control, but not carry all the weight alone.

“Compliance and tenant care aren’t optional extras, they’re what protect your income and your reputation.”

– Lisa Bailey, Personal Economy Lettings

Your property. Your tenant. Our support.

At Personal Economy Lettings, we act as your behind-the-scenes partner, taking care of compliance, documentation, and day-to-day management while you keep control of the decisions that matter.

If you’d like to make self-management simpler, safer, and fully compliant, let’s have a quick chat about how LettingsPA can work for you.

📞 Let’s talk about protecting your property and your peace of mind.

https://personaleconomypartners.com/landing/book-a-clarity-call