Self-managing is reasonable when you live nearby, you answer the phone, and you already keep the certificates in a folder you can find. It is a poor idea when the property is an afterthought.
What you take on if you do it yourself
You are the person who:
- Collects the rent and writes, promptly, when it is late
- Instructs a Gas Safe engineer every 12 months and an electrician at least every five years
- Keeps the EPC at a legal minimum, currently E unless an exemption applies
- Protects the deposit and serves the prescribed information on time
- Checks smoke and carbon monoxide alarms
- Deals with licence applications if Croydon, or another council, requires one for that property
- Handles repair calls, including evenings
- Keeps a record good enough to use if the tenancy has to end
Since 1 May 2026 you cannot end an English private tenancy with a section 21 notice. If you need the property back, you need a section 8 ground and the right notice. That is a legal process. Self-managing does not remove it. The official overview is on GOV.UK. This article is not legal advice.
When an agent earns the fee
Use a manager if you do not want repair calls, if you own more than a couple of properties, or if you have already missed a certificate. The fee, often quoted around 8% to 15% plus VAT of the rent for full residential management, is the price of that work. Compare it with one void month, one disrepair claim, or one lapsed gas safety record. Our fees article explains how to read a quote. It is not an NPS price list.
A middle path
Some landlords want NPS only for management, because they already found the tenant. That is a normal instruction. Some want the let and the management together so the inventory, the deposit, and the first inspection are done by the same firm.
If you are unsure, score how you manage today on the 25-point health check. If you would not pass it yourself, that is the answer.