Property management in St Albans.
What a managing agent actually does each month, how Fully Managed differs from Let Only, what it costs, and how to decide which suits you. From a lettings-only agency on The Quadrant, Marshalswick. Checked 9 November 2026.
- Fully Managed
- 10% + VAT12% inc. VAT of the monthly rent, deducted monthly
- Let Only
- 6% + VAT7.2% inc. VAT of the first 12 months’ rent, one-off
- Set-up & marketing
- £250 + VAT£300 inc. VAT, for the first let
- Who you deal with
- The same managerThree hands-on managers, lettings only
What “property management” means
Letting a home has two halves. The first is finding a tenant: valuing the home, advertising it, doing viewings, referencing the applicants and getting the agreement signed. The second is everything that happens afterwards, for as long as the tenant lives there: collecting the rent, dealing with repairs, inspecting the home, keeping the safety certificates in date, protecting the deposit, serving the right notices and answering the tenant’s questions. Property management is that second half.
With Let Only you buy the first half and do the second half yourself. With Fully Managed you buy both, and the managing agent becomes the tenant’s point of contact instead of you. Most landlords who come to us choose Fully Managed; the ones who choose Let Only tend to live nearby, have one home and enjoy looking after it.
What we do each month on a managed home
- Rent. We collect it, pay it to you with a statement, and chase anything late on the day it’s late, before a missed payment becomes arrears.
- Repairs. Tenants report problems to us. We decide what’s urgent, send an insured contractor we know, and tell you what’s happening. Anything beyond routine repairs is agreed with you first.
- Inspections. Regular visits with a written report and photos, so you know how the home is being kept and small problems are spotted early.
- Certificates and dates. Gas safety every year, an electrical report (EICR) at least every five years, a valid EPC, working smoke and carbon monoxide alarms. We track every expiry date and book the work before anything runs out.
- Deposits. Registered with a government-approved scheme inside the legal deadline, with the prescribed information served, and returned or negotiated at the end of the tenancy.
- Notices. Rent increases on the proper form (Form 4A, once a year, two months’ notice) and Section 8 notices where they’re needed, prepared and served by us. Section 8 notices are included in Fully Managed.
- The tenant. Questions, pet requests (which need a written answer within 28 days), changes of sharer, lost keys, moving out: they call us, not you.
- Re-letting. The day a tenant gives notice, we start on the next one, so the home isn’t empty for long.
Fully Managed or Let Only?
| What | Let Only | Fully Managed |
|---|---|---|
| Valuation, advertising on Rightmove, viewings, referencing, tenancy agreement | Included | Included |
| Rent collection and monthly statements | You | Included |
| Repairs and contractors | You | Included |
| Inspections with written reports | You | Included |
| Certificates tracked and booked | You | Included |
| Deposit registration, prescribed information and release | You | Included |
| Section 8 notice | £195 + VAT (£234 inc. VAT) | Included |
| Rent increase notice (Section 13, Form 4A) | £95 + VAT (£114 inc. VAT) | £95 + VAT (£114 inc. VAT) |
| Deposit dispute administration | £250 + VAT (£300 inc. VAT) | Included |
| Landlord database: adding tenancy and safety information | £95 + VAT (£114 inc. VAT) | Included |
| Fee | 6% + VAT of the first 12 months’ rent, one-off | 10% + VAT of the rent, monthly |
Both services have a set-up and marketing fee of £250 + VAT (£300 inc. VAT) for the first let. On a managed home, each later re-let is £150 + VAT (£180 inc. VAT). Every fee is published here, with a calculator.
How to decide
Four questions usually settle it.
- How close are you? If a tenant rings at 7pm about a leak, can you get a plumber there, or would you rather someone else did? Landlords who live abroad or outside Hertfordshire nearly always choose Fully Managed. If you’re moving overseas, read our guide for overseas landlords.
- How many homes? One home with a long-standing tenant can be manageable. Two or more, or a first let, and the dates and paperwork start to pile up. Our free landlord checklist shows how much there is to track.
- How do you feel about notices? Since 1 May 2026 there is no Section 21, and a Section 8 notice served on the wrong form or without the deposit properly protected can fail. Under Fully Managed we do this for you.
- What’s your time worth? On a home renting for £1,650 a month, Fully Managed costs £198 a month inc. VAT. For that you never field a repair call, chase a payment or diarise a certificate.
What the Renters’ Rights Act changed for managed homes
Every tenancy in England has run month to month since 1 May 2026. Tenants can leave with two months’ notice, rent can go up once a year by formal notice, pet requests need a written answer within 28 days, and from 15 January 2027 every landlord with a home in St Albans must register it on the national landlord database. None of that is difficult when someone is watching the dates. Our Renters’ Rights Act guide covers each change, and our landlords get it handled as part of the service.
Changing to us from another agent
If your home is already let and managed elsewhere, switching doesn’t end the tenancy. You give your current agent notice, the paperwork moves across, your tenant is told where to pay, and we take over from the changeover date. The takeover fee is £250 + VAT (£300 inc. VAT). Here’s how switching works, step by step.
Common questions
What does a property manager do that a letting agent doesn’t?
A letting agent finds the tenant. A property manager looks after the tenancy afterwards: rent collection, repairs, inspections, safety certificates, the deposit, notices and the tenant’s day-to-day questions. We do both, as Let Only (finding the tenant) or Fully Managed (both halves).
How much does property management cost in St Albans?
Our Fully Managed service is 10% + VAT of the monthly rent (12% inc. VAT), deducted monthly, plus a £250 + VAT set-up and marketing fee for the first let. On a rent of £1,650 a month that’s £198 a month inc. VAT. Our guide to letting agent fees in St Albans shows how that compares with the published fees of other local agents.
Do I still have to deal with repairs under Fully Managed?
No. Tenants report repairs to us. We arrange an insured contractor and keep you informed, and anything beyond routine work is agreed with you first. You decide how much we can spend without asking.
Can I switch from Let Only to Fully Managed later?
Yes. Many landlords start with Let Only and move to Fully Managed once the tenancy is under way, often when they move further away or take on a second home. The tenancy carries on unchanged; the tenant is simply told to contact us instead.
Who is my point of contact?
One of our three managers, who looks after your home throughout. You won’t be passed to a call centre.
Do you manage homes outside St Albans?
We cover St Albans and the surrounding villages: Marshalswick, Harpenden, Sandridge, Wheathampstead, London Colney, Bricket Wood and Park Street, and the AL postcodes around them. See all the areas we cover.
Related guides
Want your home managed properly?
Tell us about it and we’ll give you an honest rent figure and a straight answer on what we’d charge, with no obligation.