“It’s only 15%…”
Plus VAT, renewal fees, Section 13 notices, checkout charges, and contractor mark-ups. On £1,500/month at 20% that’s ~£3,600 a year before the extras land.
Pain: fee + extras shock
Full
PropertyManagement
Full property management done properly — stop overpaying for mystery extras.
Compare fees, understand tenant-find vs fully managed, and instruct a local named manager — not a call centre. Free checklist, South Yorkshire guides, and Kerrigans full management in Doncaster.
In partnership withKerrigans Property— Doncaster full management with a local team.
The real talk
Full management should simplify letting — not add bill shock.
Landlords switching to full property management hit the same walls: headline fees that hide extras, compliance they thought was included, and managers who live in a call centre. Here’s the meme version — then we fix it.
145 laws. Who’s chasing them?
You paid for full management — but gas renewals, EICR deadlines, deposit rules, and Renters’ Rights Act changes still slip. Compliance fog isn’t solved by a logo on a board.
Pain: compliance fog
Boiler broke. You’re in Bristol.
The tenant’s cold, you’re 200 miles away, and the “managed” property still needs you to find a plumber on Google at 11pm. Remote landlord hassle is why full management exists — when it works.
Pain: remote landlord hassle
“Is that included?”
Tenant-find, rent collection, fully managed — three different products sold with the same brochure. Opaque what’s included means surprise invoices and arguments about repairs you thought they’d handle.
Pain: opaque service tiersPain → fix
Transparent full management. Named local managers.
You need a written fee schedule, a clear service tier, and someone who knows your street — not a national queue. Here’s what good full property management looks like.
Pain
Headline % with mystery extras
National chains often quote 19–20.4% inc VAT for full management, then add Section 13 fees, renewal charges, and contractor mark-ups. Independent agents can sit around 14.4% — but only if you compare written quotes.
Fix
Ask for a printed fee schedule: headline %, VAT, renewals, checkout, compliance admin, and repair mark-ups. Compare 2–3 agents on the same property before you instruct.
Your rent. Their service. Know what each costs.
Pain
Tenant-find sold as “managed”
Tenant-find stops at move-in. Rent collection chases standing orders. Full management covers repairs, compliance renewals, inspections, and tenant contact — three different price points, often blurred in the pitch.
Fix
Know your tier before you sign. If you’re remote or time-poor, fully managed is usually the right call — but get it in writing, line by line.
Tenant-find gets keys in. Full management keeps the tenancy healthy.
Pain
Call centre “management”
You instruct full management for peace of mind — then every repair goes through a national queue with no named contact. Tenants want a local manager; landlords want someone accountable.
Fix
Ask who your named manager is, their direct number, and average repair response time. ARLA-registered local agents like Kerrigans in Doncaster beat anonymous call centres for most landlords.
A named local manager beats a ticket number every time.
The maths bit
Independent vs national full management fees
Illustrative only — comparing typical full management percentages on similar rents. Your quotes will vary; the pattern of shopping around usually doesn’t.
National chain style
~19–20% inc VAT — every month, before extras.
£0+
per year on £1,500 pcm at ~20% full management
Independent / local agent
~14.4% inc VAT — transparent local management.
£0
per year on £1,370 pcm at ~14.4% full management
That’s over £1,200 a year difference on illustrative rents alone — before Section 13 fees, renewals, and contractor mark-ups. Compare three written quotes before you instruct anyone.
Worth keeping
Free tools for choosing full management
Not sure which tier, which agent, or what to ask? Tick the checklist, download the pack, or chat with the Management Helper.
Full Management Checklist
Tap to tick. Progress saves in your browser so you can compare agents at your pace.
0 / 10 done
Full Property Management Pack
Fee comparison, service tiers, questions before signing, and what to expect from a good manager — plain English, free forever.
Management Helper chat
Choosing full management? Tenant-find vs fully managed? Need questions for your next agent meeting? The helper asks a few questions and points you the right way — including Kerrigans if you want local full management in Doncaster.
How it works
Three moves. Then you’re properly managed.
Compare fees, ask the right questions, instruct full management — Kerrigans in Doncaster if you want a local named manager.
Compare fees
Get written quotes from 2–3 agents on the same service tier. Compare headline %, VAT, extras, and repair mark-ups — not just the brochure.
Ask the right questions
Named manager, ARLA registration, Section 13 fees, termination notice, landlord references — use the checklist before you sign anything.
Instruct full management
Hand over with a clear contract and a local team who answer the phone. Kerrigans in Doncaster offers tenant-find through to fully managed.
Trusted local partner
Full management with Kerrigans Property
Family-run Doncaster agents since 1978 — ARLA Propertymark registered, transparent fees, and full property management with local named managers.
- Transparent fees — tenant-find, rent collection, fully managed
- Local named managers — not a national call centre
- Compliance support under the Renters’ Rights Act
- Rigorous referencing, Right to Rent & maintenance coordination
Local Help
Recommended trades & partners
Filter by town — Kerrigans, MortgagesRM, Rose Electrical, Floor Coverings Local, plus plumbers, locksmiths, cleaners and more for managed properties.
Letting agentKerrigans PropertyDoncaster full management partner — valuation to fully managed.Mortgage brokerMortgagesRMConsent to Let & buy-to-let advice across South Yorkshire.Flooring · all townsFloor Coverings LocalVoid-ready carpets, LVT and vinyl — supply & fit.ElectricianRose ElectricalDoncaster NICEIC — EICR and landlord electrical work.
People also ask
Full property management guides
What full management includes, how fees compare, questions before signing, and why remote landlords choose fully managed — plain English, then a clear next step.
Full managementWhat is full property management?Not just finding a tenant — a named manager handles day-to-day, compliance chasing, and repairs so you don’t have to.Fees & transparencyFull property management fees — what you’re actually paying.14% sounds modest until you add VAT, renewals, Section 13 notices, and contractor mark-ups. Compare the full year, not the brochure headline.Service tiersFull management vs tenant-find — know the difference.Tenant-find gets someone in the door. Full management keeps them there — and handles everything that breaks, expires, or complains after.Before you signQuestions to ask before you instruct full management.A glossy brochure isn’t a contract. Ask these before you hand over keys, rent, and compliance responsibility.Why full managementWhy choose full property management?Compliance moves fast. Boilers break at midnight. Tenants want a human — not your voicemail from 200 miles away.
South Yorkshire
Local landing pages
Doncaster is live with Kerrigans full management. Sheffield, Rotherham and Barnsley have local guides plus free tools while we grow the partner network.
Partner · KerrigansDoncasterFree valuation, full management packages, local compliance support.GuideSheffieldStudent + professional demand, licensing checks, management checklist.GuideRotherhamCommuter lets, accidental landlords, compare management fees.GuideBarnsleyFirst-time landlord choosing full management — fee comparison kit.HubAll South YorkshireOne page for the whole coverage map.
Ready for full property management — done properly?
Download the free management pack, compare fees with the checklist, or call Kerrigans when you want a local Doncaster team on full management.
No email required. Guidance isn’t legal or financial advice — check Gov.uk and professionals for your situation.