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

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

If you’re a landlord in Cheshire weighing up whether to use a letting agent or manage everything yourself, you’re not alone. Plenty of landlords start with the best of intentions — cutting out the middleman, saving some money, and staying in control. But before you ditch the agent altogether, it’s important to understand what really happens when you go DIY.

Let’s explore what you might face when you go it alone — and whether it’s worth it.

1. You become the expert in 170+ legal obligations

That’s not an exaggeration. Landlords in England are responsible for over 170 pieces of legislation — and the list continues to grow and evolve. From the basics like gas safety checks and EPCs to more nuanced laws like Right to Rent checks and prescribed information for deposits, even small slip-ups can land you in hot water.

👉 What’s the risk?
If you get the paperwork wrong, it could invalidate your ability to regain possession of your property. In some cases, landlords have been fined thousands for non-compliance — and even faced being sued by tenants.

2. You’re fully responsible for finding (and vetting) tenants

An agent has access to professional referencing tools, affordability calculators, credit checks, and years of instinct. They know how to spot red flags. When you’re managing the process yourself, you’ll need to:

• Advertise your property across multiple portals
• Handle all enquiries and arrange viewings
• Know what to ask on viewings (and what not to ask to avoid discrimination claims)
• Properly assess references and make a judgment call

👉 What’s the risk?
A bad tenant can cost you more than any agent ever would. Missed rent, property damage, stress, and drawn-out evictions can have a long-term impact on your income and mental health.

3. You’ll need to be ‘on call’ 24/7

You might be lucky and have a low-maintenance tenant. But you’ll still need to be available for emergencies — and not just obvious ones like boilers breaking down. Think:

• Leaks that appear at 10pm
• Lockouts and lost keys
• Neighbour disputes
• Urgent pest control issues

Even outside of emergencies, your tenant may contact you regularly with maintenance requests or minor concerns.

👉 What’s the risk?
If you don’t respond promptly to repairs, tenants can withhold rent or report you to the council. Delays in action could result in fines — or worse, being added to a rogue landlord database.

4. You’re emotionally involved

When you self-manage, there’s no buffer between you and your tenant. That can lead to one of two things:

• Becoming too friendly, making it harder to chase rent or enforce boundaries
• Becoming too distant, leaving the tenant feeling neglected and frustrated

Letting agents act as professional intermediaries. They’re trained to handle delicate conversations and make objective decisions. Without that support, you’re left to navigate things like arrears, complaints, and even evictions on your own.

👉 What’s the risk?
It can become emotionally exhausting. Many landlords start with a good relationship but end up burnt out, especially when things go wrong.

5. You’re in charge of inspections and paperwork

It’s your job to:

• Create a legally binding tenancy agreement
• Organise and document the inventory
• Conduct and record regular property inspections
• Keep a paper trail in case of disputes

Professional agents use systems to automate much of this — including dated photos, signatures, and digital forms.

👉 What’s the risk?
If you don’t document damage properly or miss a key clause in your contract, it could cost you hundreds (or thousands) when it comes to deposit disputes.

6. Your financial planning needs to be tighter

You may think you’re saving on agent fees, but many DIY landlords underestimate the real cost of:

• Long void periods while finding tenants
• Emergency maintenance at short notice
• Poor rent management
• Legal advice if things go wrong

A good agent helps maximise your returns by reducing voids, proactively managing rent increases, and maintaining your property to a professional standard.

👉 What’s the risk?
Trying to save a few hundred pounds on agent fees might cost you thousands if you have an unreliable tenant or fall foul of legislation.

So, should you go it alone?

Let’s be honest — some landlords can and do manage properties themselves. But it’s not a hands-off option, and it certainly isn’t risk-free.

Here’s when self-managing might make sense:

• You live locally and have time to spare
• You have experience with property management or legal compliance
• You enjoy being hands-on and are confident in handling issues directly

But here’s when a letting agent is worth every penny:

• You’re busy with a job, family, or other investments
• You don’t want to be constantly ‘on call’
• You want peace of mind that everything is being handled legally and professionally

At Dottie Lettings, we’re not just agents — we’re your partners

We offer a fully managed service tailored to busy, risk-conscious landlords across Cheshire. From compliance to tenant care, we make sure your property performs — without the stress.

Whether you’re a seasoned landlord or just inherited your first buy-to-let, we’re here to support you every step of the way.

📞 Ready to chat?
Let’s talk about how to protect your time, your property, and your income.