More than a fee conversation
Full management versus let-only is not only about who charges what. It is about who books the engineer, who chases the EPC, and who can produce the PDF if Trading Standards or a tenant asks. Legal duties under an England AST sit mainly with the landlord, but agencies pick up operational risk through the contract and what you promise in marketing. Not legal advice—draft retainers with your solicitor.
Use the letting agent checklist alongside this retainer lens.
Full management: what you usually coordinate
Agencies often arrange Gas Safe visits, EICR renewals, EPCs before marketing, deposit steps where agreed, Right to Rent before keys, and move-in packs including “How to rent” where it applies. If certificate dates live only inside one negotiator’s CRM while churn is high, you are exposed.
Let-only: where scope still matters
Let-only does not automatically mean zero compliance exposure. If you market a “fully compliant letting pack” or send tenants an out-of-date EPC, you still own part of the story. Clear written scopes prevent “I thought you did the gas” disputes. Compare letting agent vs self-manage for positioning.
Branch consistency
Franchise and multi-branch groups need one playbook: the same reminder cadence, file naming and client report format. Software helps standardise; policy still has to lead. See compliance software for agents.
Renters Rights Act and evidence
As Section 21 winds down for new use, evidence of repairs, safety records and lawful process matters more for Section 8 and civil defence. Section 21 abolished · RRA checklist.
Operationalise with LetCompliance
Track duties per property, remind before deadlines, store PDFs securely. Letting agents · pricing · trial.
Further reading: audit trail · spreadsheet vs software · 2026 landlord checklist
Frequently asked questions
Does let-only mean the letting agent has no compliance duties?
Not automatically. Legal liability often stays with the landlord, but if you advertise compliance services, arrange certificates, or hold documents, you still need operational discipline and written split of duties. Negligence and Redress claims can arise from what you promised in terms, not only from strict statutory duty.
What compliance tasks do full-management agents usually own?
Often: booking Gas Safe and electrical contractors, uploading CP12/EICR, chasing EPC renewals for marketing, deposit protection steps where agreed, Right to Rent checks before move-in, and tenant packs (How to rent where applicable). Exact split must match your retainer and nation (England vs devolved law).