Tenant find
Tenant find, also called let only, is a letting agent service that advertises a rental property, carries out viewings and referencing, and sets up the tenancy, then hands the property back to the landlord to manage. Whoever finds the tenant, the landlord keeps the legal responsibilities of letting, including deposit protection and right to rent checks, as set out in the government's guidance for landlords.
What a tenant find service includes
A typical tenant find service covers the work up to move-in and stops there. The agent advises on the market rent, markets the property with photographs across the major portals, conducts accompanied viewings, and references applicants through credit checks, employment and previous-landlord references, identity verification and right to rent checks. Once a suitable tenant is agreed, the agent draws up the tenancy agreement, collects the deposit and registers it with a protection scheme, and usually collects the first month's rent. Management of the tenancy then passes back to the landlord. The exact list varies between agents, so the terms of business are worth reading before signing.
Tenant find versus full management
The difference is where the service ends. A tenant find service ends at move-in. A fully managed service, run by a managing agent, continues for the life of the tenancy, handling rent collection, repairs, inspections, renewals and notices in return for a recurring percentage of the rent. Tenant find suits landlords who are happy to run the tenancy themselves but want help filling the property. Full management suits landlords who want no day-to-day involvement. Many self-managing landlords use tenant find once, then manage everything afterwards.
What a tenant find service costs
Tenant find is normally a one-off charge rather than a recurring fee. High-street agents often price it at around one to four weeks' rent, while online letting agents offer fixed packages that can be a fraction of that. The cost falls to the landlord: under the Tenant Fees Act 2019, the agent cannot charge the tenant for referencing, administration or the find itself. For a full breakdown of how these charges compare with management fees, see our guide to letting agent fees.
What stays your responsibility
A tenant find service does not transfer the legal duties of being a landlord. From working with self-managing landlords across the UK, we see the same misunderstanding repeatedly: that paying an agent to find the tenant moves the compliance burden to the agent. It does not. Once the agent hands back, the landlord is responsible for the gas safety certificate, the EICR, the EPC, serving the deposit prescribed information and the How to Rent guide, repairs, and every obligation introduced by the Renters' Rights Act. Landlords who take over at this point often use software built for self-managing landlords to keep rent tracking, reminders and compliance in one place.
Finding tenants yourself
A tenant find service is not the only option. Many landlords advertise on the major portals directly through an online listing service and run viewings and referencing themselves, which removes the agent fee entirely. Landlords using August consistently tell us that placing the tenant is the part they are most comfortable handling once they have done it once, which is why a do-it-yourself find paired with self-management is a common route. For a step-by-step approach, see our guide on how to find tenants yourself.
Tenant find and the law
Tenant find is a commercial service rather than a legal term, but two legal points govern it. First, the Tenant Fees Act 2019 bans charging the tenant for referencing, administration or finding, so the cost sits with the landlord. Second, the landlord's statutory duties, from deposit protection and right to rent to gas and electrical safety, remain with the landlord throughout, as confirmed in the government's guidance for landlords. An agent can carry out these steps on the landlord's behalf, but the legal responsibility does not move.
Frequently asked questions
Is tenant find the same as let only?
Yes. Tenant find, tenant find only and let only all describe the same service: the agent finds and places a tenant and sets up the tenancy, then the landlord manages it.
What is the difference between tenant find and fully managed?
Tenant find ends at move-in and is usually a one-off fee. Fully managed continues for the whole tenancy, with the agent handling rent, repairs and renewals for a recurring percentage of the rent.
How much is a tenant find fee?
It is typically a one-off charge of around one to four weeks' rent with a high-street agent, or a lower fixed fee online. The landlord pays it, as the Tenant Fees Act 2019 prevents the tenant being charged.
Who manages the tenancy after a tenant find service?
The landlord. Once the tenant has moved in and the agent has handed back, the landlord is responsible for rent collection, repairs, compliance and any notices for the rest of the tenancy.
