Landlord and Letting FAQs for Bury and Ramsbottom

Whether you're new to letting or have rented out property for years, these are the questions landlords in Bury and Ramsbottom ask us most.

How much does a letting agent cost?

Nationally, fully managed letting services often cost between 10% and 15% of the rent plus VAT, and some agents charge extra for renewals, inventories or notices. Letting agents have to publish their fees, including VAT, on their website and in their office, so you can compare them before you sign. With any agent, ask what you'd pay over a typical year, not just the headline figure.

What's the difference between tenant find and full management?

Tenant find means the agent markets the property and sets up the tenancy, then hands it back to you, while full management means the agent also runs it day to day. Tenant find usually covers advertising, viewings, referencing, Right to Rent checks and the move-in. Full management adds rent collection, inspections, repairs and dealing with the tenant. Our fully managed service includes quarterly inspections and updates through the Street.co.uk landlord app.

Is full management worth it?

Full management is usually worth it if you don't have the time, live some distance away, or aren't confident with the rules. A managed service covers rent collection, inspections, repairs, safety certificates and dealing with tenants. Since the Renters' Rights Act, the paperwork for rent increases and possession has got stricter, and mistakes can be expensive. If you'd rather not be the one the tenant rings when the boiler goes, it's usually money well spent.

How much rent can I charge for my property?

The rent you can charge is set by what similar homes nearby are letting for right now, not by your mortgage payment. Condition, parking, garden and how quickly it's available all make a difference. Under the Renters' Rights Act you can't accept offers above the advertised rent, so setting the right figure from the start matters more than it used to. We can give you a rental valuation for your property.

Do I need my mortgage lender's permission to rent out my house?

Yes, if you have a residential mortgage you'll need your lender's consent to let, or you'll need to switch to a buy-to-let mortgage. Letting without permission can breach your mortgage terms. You'll also need landlord insurance, as ordinary home insurance usually won't cover a rented property. This often catches out accidental landlords who move in with a partner or inherit a house, so sort it before the tenant moves in.

What safety certificates does a landlord need?

In England, a landlord needs a gas safety check every year if there's gas, an electrical inspection (EICR) at least every five years and a valid EPC, usually rated E or above. You must also fit smoke alarms on every storey and carbon monoxide alarms where there's a fixed combustion appliance, and give tenants copies of the certificates.

How much deposit can a landlord take?

For most tenancies where the rent is under £50,000 a year, the deposit is capped at five weeks' rent, and a holding deposit can't be more than one week's rent. The deposit must be protected in a government-approved scheme within 30 days, and the tenant must be given the prescribed information. Getting this wrong can lead to a penalty and can stop you regaining possession, so it's worth getting right.

Who is responsible for repairs in a rented house?

The landlord is responsible for most repairs, including the structure and outside of the building, heating, hot water, drains, sinks, baths and toilets, and the gas and electrics. Tenants are expected to look after the property, report problems promptly and put right any damage they cause. Repairs should be dealt with within a reasonable time. Our managed tenants can report repairs online through our website.

Report a repair

Can a landlord enter the property without permission?

No, a landlord shouldn't enter a rented home without the tenant's agreement, except in a genuine emergency such as a gas leak or flood. For inspections or repairs, give at least 24 hours' notice in writing and arrange a reasonable time. The tenant has the right to live there undisturbed. Our managed properties are inspected quarterly, always by appointment with the tenant.

What happens if a tenant stops paying rent?

If a tenant stops paying, talk to them early, because a lot of arrears start with a change in circumstances that can be sorted out. If it carries on, a landlord can use the rent arrears grounds under Section 8. Since 1 May 2026, the mandatory ground needs at least three months' arrears and four weeks' notice. Keep a record of every payment and conversation, and get advice before serving anything.

Should I sell my rental property?

Whether to sell your rental depends on your yield, your mortgage, any capital gains tax and how much the new rules worry you. Some landlords are selling because of tax changes, energy rules and the Renters' Rights Act, while others are staying because the numbers still work. Think about whether you'd sell with the tenant in place or empty. We can value it both ways and give you a straight answer.

Should I manage my rental property myself or use an agent?

Managing it yourself saves the fee, but only works well if you have the time, live nearby and keep up with the law. You'd be handling repairs, inspections, deposits, safety certificates, rent increases and any possession notices, all of which now have stricter rules. Many landlords start on their own and switch once something goes wrong. We've written a guide comparing the real costs of each option.

Got a question we haven't answered?

Call us on 01706 310171, email sales@bowmanestatesltd.com or pop into the office at 88 Bolton Road West, Ramsbottom. If you're thinking of selling, you can book a free, no-obligation valuation.