Plain numbers,
in writing.
What our service costs, what it covers, and what statutory charges you should expect on top. No marked up contractor invoices, no withdrawal fees, no surprises.
Management fees.
Tenant Find
of the first year's rent, paid up front when the tenant moves in
10% + VAT
Rent Collection
of monthly rent, deducted before remittance to you
12% + VAT
Fully Managed
of monthly rent, deducted before remittance to you
15% + VAT
Setup & renewal.
Setup fee (every new tenancy)
covers marketing, referencing, agreement drafting, inventory, check in and DPS registration
£795 + VAT
Tenancy renewal (Tenant Find tier only)
included free on Rent Collection and Fully Managed
£150 inc VAT
Statutory certificates.
These are required by law and paid to third party contractors. We arrange them at cost (no mark up) and the prices below are indicative based on a typical Cambridgeshire village home.
Energy Performance Certificate (EPC)
required before marketing; valid 10 years
£95 + VAT
Gas Safety Certificate (CP12)
required annually for any property with a gas supply
from £85 + VAT
Electrical Installation Condition Report (EICR)
required every 5 years; price depends on property size
from £180 + VAT
Portable Appliance Testing (PAT)
recommended for furnished lets
from £75 + VAT
Legionella risk assessment
required at the start of every tenancy
£60 + VAT
Optional & situational.
Items you might never need, but which we charge for separately when you do, so you don't pay for them in everyone's monthly fee.
Rent protection & legal expenses insurance
covers up to 12 months' missed rent + legal costs of possession
from £15/month
Professional inventory & check in (mid tenancy update)
included as standard at the start of every tenancy
£125 + VAT
Check out inspection (Tenant Find tier)
included free on Rent Collection and Fully Managed
£95 + VAT
Section 8 notice service
drafting, serving and following procedure; included on Fully Managed
£150 + VAT
Court attendance (if required)
rarely needed; capped at half day
£75 + VAT per hour
Year one on Fully Managed.
A three bedroom Brampton terrace let at £1,500 pcm on Fully Managed (15% + VAT), with a new EPC and existing gas/EICR certificates still valid.
- Setup fee (one off)
- £954 inc VAT
- EPC commission
- £114 inc VAT
- Management fee (annual)
- £3,240 inc VAT
- Gas safety renewal (year 1)
- £102 inc VAT
- Total in year one
- £4,410 inc VAT
- As % of annual rent
- ~24.5%
From year two onwards your typical cost on a stable tenancy drops to around 17 to 18% of gross rent(management fee + annual gas safety), because the setup fee isn't repeated.
Fees, in plain English.
Are all your fees inclusive of VAT?
Where we quote '+ VAT', the figure shown excludes VAT at 20%. Where we quote 'inc VAT', the figure shown already includes it. We've kept the format on this page consistent with how we present it in writing in your management agreement so there are no surprises.
What's the total cost in a typical year?
For a property let at £1,500 pcm on Fully Managed: £795 + VAT setup once, then 15% + VAT of rent each month (£225 + VAT) plus the annual gas safety certificate (~£85 + VAT) and EICR every five years (~£180 + VAT amortised). For most landlords that's a single all in figure of around 16 to 17% of gross annual rent. We give you an estimated annual cost in writing at the valuation visit so there are no unknowns.
Do you charge if my property doesn't let?
No. Our setup fee and percentage are only charged once a tenant moves in. You only pay for marketing photography if you instruct us to commission additional work beyond what's covered in the setup fee (drone footage, video tour); we'd agree the cost with you in writing first.
What if I sell the property to my tenant?
If your tenant decides to buy the property from you during or at the end of their tenancy, you'll pay our standard sales agency fee on completion. There's no additional 'introduction fee' on top of the letting fees you've already paid.
Are there any withdrawal fees?
None. Our agreement can be terminated with two months' written notice on either side. If you sell the property or switch agents, we don't claw back fees or charge an exit. We'd rather keep clients because they want to stay.
Do you mark up contractor invoices?
No. Maintenance carried out by our contractor network is invoiced to you at the contractor's price. We don't take a commission, finder's fee or kick back from any contractor we use, and you'll always see the original invoice.
Are tenants charged any fees by Villager Homes?
Only what the Tenant Fees Act 2019 permits: a holding deposit of one week's rent (offset against first month), a security deposit (capped at five weeks' rent for lets under £50,000 a year), and rent itself. Permitted default fees may apply during a tenancy. See our tenants' fees page for the full list.
Will fees change when the Renters' Rights Act 2026 takes effect?
No. Our headline percentages stay the same after 1 May 2026. The Act mainly affects the structure of the tenancy (rolling periodic from day one, Section 21 abolished, rent reviews once per year via Section 13) and the notices we serve on your behalf; none of which adds to your bill on Fully Managed.
Want a written quote for your property?
At the valuation visit we'll give you a written estimate of total first year costs based on your property's specifics, including any compliance work needed before marketing.