What Is the Best Way to Rent - Through a Letting Agent or Direct with a Landlord?

Many prospective tenants will face this dilemma at some point – should you rent through an agent, or directly through the landlord? There is no simple answer. Both options have their pros and cons, so it comes down to your own personal requirements. The best way to rent ultimately depends on your individuality and what is best for you. We won't make this decision for you, but we can run you through the advantages and drawbacks that both options offer, so that you can make an informed decision.

Using a Letting Agent – The Advantages

• They are a regulated body – A good agent will be a member of a regulated scheme which governs their conduct. In return, you are offered consumer protection. You are well-advised to steer clear of unregistered agents.
• Letting agents have experience – In comparison to the average landlord, your agent will have more experience of the law and your legal rights. They will (generally) ensure that everything is above board with the agreement, dot the I's, cross the T's, and they will act as your go-to when you have any concerns.
• They can be easily contacted – Speaking of concerns, the agency will typically consist of multiple employees. The letting business is their job. They have to be contactable, so you should have no problem reaching them when you need to, be it to request repairs, or lay a complaint. Your landlord might prove difficult to get hold of during working hours, as they themselves will likely have a full-time job.
• An agent will work on your behalf – You don't have to do any of the dirty work, sometimes quite literally. It is their responsibility to track down the landlord and ensure that routine repairs are carried out. They will face the conflict of a less than gracious landlord who is reluctant to pay for any repairs.

Using a Letting Agent – The Disadvantages

• Agent fees can be expensive – A pound here, a few pounds there, it adds up. The introduction of the Tenant Fee Act 2019 saw agents and landlords in England banned from charging tenants additional letting fees like admin costs or referencing fees, but in the rest of the UK, it is fair game. Letting agents elsewhere can be costly, averaging at about £300 in additional fees.
• Letting agents have been accused of being pushy – It is their job to find tenants for vacant property, and sometimes they will do whatever it takes to seal the deal. Therefore, some agents may withhold certain information from you, or try to colour over less than ideal conditions.
• Agents are only the middleman – Intentionally or not, there is a real chance that communication can get lost in translation between you and the landlord. You will seldom deal with the landlord directly, so you will not know what was said, or how the message was carried across.
• Using an agent can slow down communication – Because it is an agent's job to deal with rental issues, they may get swamped with multiple requests from various tenants. This can cause a delay in urgent communication. While they forward your request for say, repairs required, to the landlord, there is a risk they get caught up in something else, and the follow up does not take place without some nagging on your part.

Using a Landlord Directly – The Advantages

• They can sometimes offer a better rental rate – Agents charge a fee to manage the property along with a monthly administration fee, which will simply be added to your rent.
• Landlords can be more flexible – In certain circumstances, a landlord may be open to lower or no security deposit, or at the least, flexible payment terms. They may even be open to negotiating the length of tenancy. A typical tenancy agreement will offer a lease for 6 to 12 months, and while the landlord will prefer a longer lease, you might be able to negotiate a short lease and a slighter higher rental rate to cover the inconvenience.
• A landlord can offer a more personal experience – If you are fortunate enough to have a good landlord-tenant relationship, the landlord will do everything in their power to retain a reliable tenant. They want to protect their investment, and in turn, make your stay comfortable. Having a direct line of contact with the landlord opens a path for negotiation about decorating and owning pets, for instance.
• Credit checks could possibly be eliminated – If you don't have a credit history, you will find it increasingly difficult to enter the housing market, especially through an agent. Generally, and an agent will be obliged to run background checks, but a landlord will not always have the means to do so. Landlords are typically only concerned about whether or not you can meet your rental obligations, so proof of income can be sufficient.

Using a Landlord Directly – The Disadvantages

• Your options are limited – Landlords are increasingly turning to agents to let out and manage the property on their behalf. This decreases the housing options if you are looking for a property directly from a landlord who is reliable to boot
• Landlords could be difficult to get hold of – As mentioned in the benefits of using an agent, a landlord will likely have a full-time job like the rest of us. This makes it difficult to get hold of them during working hours, and they might be reluctant to take calls in their private time. Worst case, the landlord can deliberately avoid taking your calls to prevent spending money on repairs.
• They may be ignorant towards the law and your rights – Just because a landlord owns property does not automatically mean they know much about tenant and landlord rights. There is a real risk that they might neglect their legal responsibilities, or ignore yours. A landlord ignorant of the law can infringe on your right to quiet enjoyment, and you in turn may not even be aware of that right without the guidance of an experienced letting agent.

The list goes on, and you can make a justified case for both arguments. One man's disadvantage is another man's pro, so it is important that you make an objective, informed decision based on your own needs.