Thinking of Switching Agent?

Why Landlords Switch

The most common reasons landlords change agent have nothing to do with a single catastrophic event. They’re cumulative: emails that go unanswered, inspections that don’t happen, arrears that aren’t chased promptly, and a general sense that nobody is taking ownership of your property.

Over time, it becomes easier to switch than to keep chasing the agent you already have.

Most landlords delay switching longer than they should — usually because they assume the process will be difficult or disruptive. In practice, it’s neither. But the longer poor management continues, the more it costs — usually in ways that aren’t immediately visible: unchased arrears, compliance gaps building up, and tenant frustration that leads to shorter tenancies.

The frustration is real — but the financial cost is what should concern you most. Arrears that aren’t chased in the first week become significantly harder and more expensive to recover. Compliance documentation that isn’t maintained can prevent you from serving a valid possession notice when you need one. A poorly presented property between tenancies sits empty for longer, costing you weeks of lost rent. These aren’t hypothetical problems — they’re the direct, measurable cost of an underperforming agent.

If any of the following sound familiar, it may be time to look at your options: you only get updates when you chase for them, you don’t know when your property was last inspected, you’ve had to ask more than once about overdue rent, you’re not sure who at the agency is actually responsible for your property, or your agent hasn’t contacted you about the Renters’ Rights Act changes coming into effect on 1 May 2026.

What to Look for in a New Agent

Not all agents operate the same way. When comparing agents, focus on the things that actually affect your experience and your income. Most agents will say they do these things. The difference is whether they happen consistently:

Team structure: How many people are behind the operation? A small team managing hundreds of properties will inevitably struggle with response times. Ask how many properties each member of staff is responsible for.

Technology: Does the agent use proper maintenance management software, digital tenancy setup, and professional inventory systems? Or is everything done manually with emails and spreadsheets?

Arrears management: How quickly do they act when rent is late? What is the process — not in theory, but in practice? Do they have structured rent protection? Under the Renters’ Rights Act, the possession timeline for arrears cases is longer than ever — you need an agent with a formal process, not just good intentions. Ask them directly: what happens when a tenant stops paying? If the answer is vague, that tells you everything.

Compliance: Are their agreements updated for the Renters’ Rights Act? Do they maintain documented compliance files for every property? Do they conduct regular inspections with photographic reports? With Section 21 abolished, a single compliance gap can block your ability to recover your property.

Council enforcement: Local authorities now have significantly increased powers to issue civil penalties — and these go well beyond serious safety failures. From 1 May 2026, councils can fine landlords up to £7,000 for a first breach and up to £40,000 for repeat or serious offences.

Many of the finable offences are administrative requirements that landlords don’t know exist:

• Failing to provide a Written Statement of Terms before the tenancy is signed — starting point £4,000
• Failing to issue the Renters’ Rights Act Information Sheet to existing tenants — starting point £4,000
• Failing to include the asking rent in a lettings advert — starting point £3,000
• Discriminating against applicants receiving benefits or with children — starting point £6,000
• Re-letting a property within 12 months of using the sale or moving-in grounds — starting point £25,000

Separately, licensing requirements are expanding rapidly across London — 28 of 32 boroughs now operate selective licensing schemes. Operating an unlicensed property is a separate offence with fines of up to £30,000 (rising to £40,000 from May 2026), and you cannot serve a valid possession notice while unlicensed. Many landlords with a single property don’t realise they need a licence until the penalty arrives.

Oyster Properties has been on the receiving end of council enforcement and knows first-hand how quickly penalties are issued and how difficult they are to challenge. It’s one of the reasons we maintain documented compliance files for every managed property — because the cost of getting it wrong is no longer theoretical.

Communication: Will you receive regular updates without having to ask? How are maintenance issues reported and tracked? Can you see what’s happening with your property at any time?

How Switching Works

Switching agent is simpler than most landlords expect. The process typically follows these steps:

Step 1 — Check your existing agreement. Most management agreements require one to three months’ written notice. Check yours for the notice period and any termination conditions.

Step 2 — Give notice to your current agent. Send written notice (email is usually sufficient) confirming you wish to terminate the management agreement. Keep a copy.

Step 3 — Choose your new agent. Meet them, ask the questions above, and agree the service level and fees before your notice period ends.

Step 4 — Handover. Your new agent will manage the handover — collecting keys, transferring the deposit, obtaining compliance documents, and notifying the tenant. A good agent will handle all of this for you.

Step 5 — Tenant notification. The tenant is informed of the change of management, given new contact details, and told where to report repairs and pay rent going forward.

The whole process usually takes two to four weeks from the point your notice expires. During the transition, your current agent remains responsible until the handover is complete. In most cases, the tenant experiences very little disruption — and a good agent handles almost all of it for you.

Common Concerns

“Will my tenant be affected?” Minimally. The tenancy agreement remains in place. The tenant is simply notified that a new agent is managing the property. Most tenants welcome the change if the previous agent was underperforming.

“Will I lose my deposit protection?” No. The deposit is transferred between agents and re-registered if necessary. Your new agent handles this.

“Is there a cost?” Some agents charge an exit fee. Check your agreement. But consider what staying costs you. Under the Renters’ Rights Act, the timeline from a tenant’s first missed payment to recovering your property can be six months or longer. If your current agent doesn’t have a structured arrears process, every month of inaction is lost income you won’t recover. Staying with the wrong agent is almost always the more expensive option.

“What if my current agent makes it difficult?” They are contractually obligated to hand over keys, documents and the deposit. If they obstruct the process, your new agent can escalate through the Property Ombudsman or the relevant redress scheme.