Changing letting agents is something many landlords think about for months before doing anything about it. The concern is usually the same: the process seems complicated, the timing feels awkward, and there’s always a worry about disrupting the tenancy. Most of the time, those concerns are bigger than the reality. We asked Paul Partridge, Lettings Director at Partridge Homes, the questions landlords ask most often when they’re weighing up a change of managing agent.
Can a landlord change letting agents during a tenancy?
Paul Partridge: Yes, in most cases. The tenancy doesn’t need to end simply because the landlord wants to appoint a different managing agent. The first thing to check is the terms of your existing agency agreement, including any notice period or termination provisions. Once you’ve followed the correct process, management can transfer to a new agent while the tenant remains in the property.
Does the tenant need to move out first?
Paul: No, and this is probably the most common misconception we hear. A tenant doesn’t normally need to leave just because the landlord changes managing agent. The tenancy continues; the tenant is simply informed that a new agent will be managing the property going forward.
Will it disrupt my tenant?
Paul: It shouldn’t, provided the handover is managed properly. From the tenant’s perspective, the main changes are who they contact for maintenance, who manages the tenancy day to day, and where rent payments are directed. Good communication at the point of transfer makes a significant difference. At Partridge Homes, we make sure the tenant understands exactly what’s happening so the change feels straightforward rather than unsettling.
Why do landlords switch agents?
Paul: There are lots of reasons, but the most common ones we see are poor communication, slow maintenance, lack of inspections, constantly having to chase for updates, and feeling that nobody really knows the property. Another growing reason is agency consolidation. A lot of independent agencies have been acquired by larger groups in recent years, and some landlords find the service changes significantly after that happens. That doesn’t mean the larger agency is doing anything wrong; sometimes a landlord simply wants a more personal relationship with the people managing their property.
That picture is backed up by the numbers. Complaints against letting agents in the UK rose by 47.4% in 2025, reaching 4,220 from 2,863 the previous year, with the most common issues relating to service management, holding deposits, and rent payment processing (The Property Ombudsman, 2025). At the same time, only 13% of landlords described themselves as optimistic about the sector in 2025, with the majority citing regulatory pressure, rising costs, and poor agent performance as key concerns (NRLA, 2025).
What are the warning signs of a poor letting agent?
Paul: I’d look for patterns rather than isolated incidents. The warning signs I’d take seriously include:
- Calls and emails going unanswered repeatedly
- Maintenance issues not being followed up
- Extended periods without property inspections
- Constant changes in the person managing the property
- Poor communication with the tenant
- No proactive advice on compliance or legislation
- Having to explain the same issue more than once
- Feeling genuinely uncertain about what’s happening with your own property
The central question is whether your agent is actively managing the property or simply collecting the rent.
What if my agent has been acquired by another company?
Paul: That doesn’t automatically prevent you from moving elsewhere. What matters is the agreement between you and your current agent. Review the contract carefully: look at the notice provisions, whether there are any termination charges, and what conditions apply. If the service has changed materially following an acquisition and you’re no longer satisfied, it’s entirely reasonable to look at your options.
How difficult is it to switch?
Paul: Much easier than most landlords expect. The reason we created our Simply Switch service was because we kept meeting landlords who were unhappy but felt stuck because the process seemed complicated. A proper handover involves collecting the tenancy and property information, communicating with the tenant, and making sure nothing important is missed. The landlord shouldn’t feel as though they’re starting from scratch.
What documents should the new agent receive?
Paul: It depends on the tenancy, but a thorough handover would typically include:
- The tenancy agreement
- Tenant contact details
- Rent information, including payment history
- Deposit information and protection details
- Gas Safety Certificate (required annually under the Gas Safety (Installation and Use) Regulations 1998)
- Electrical Installation Condition Report (required at least every five years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020)
- Energy Performance Certificate
- Inventory or check-in report
- Previous inspection reports
- Maintenance history
- Any current tenancy issues or outstanding matters
The new agent needs to understand the full position of the tenancy before taking over management. Gaps in this information create problems later.
What happens to the deposit?
Paul: The deposit must remain properly protected throughout, and its status needs to be verified carefully as part of the handover, not assumed. What happens in practice depends on which deposit protection scheme holds it, who currently holds the funds, and how it was originally registered. This is one area where it’s worth being thorough rather than taking anything for granted.
Under gov.uk guidance on deposit protection, landlords are legally required to protect deposits in a government-approved scheme and to provide the tenant with the prescribed information. Any disruption to that protection during a handover could expose the landlord to a penalty of up to three times the deposit amount.
Does the landlord need a new tenancy agreement?
Paul: Normally, no. Changing managing agent doesn’t mean the landlord and tenant need to enter into a new tenancy agreement. The existing tenancy continues; the new agent simply takes over the management role. There may be administrative notices or updated payment details required, depending on the circumstances, but the tenancy itself doesn’t restart.
Can a portfolio landlord switch all their properties at once?
Paul: Yes. We work with both individual landlords and portfolio landlords. If somebody has several properties, it can sometimes make sense to transfer them in stages rather than all at once, particularly if the properties are with different agents or have different notice periods. The important thing is having a clear handover plan for each property. Whether someone owns one property or 30, the standard of communication and management they should expect is the same.
What should landlords look for in a new agent?
Paul: Experience matters, but communication is equally important. The questions I’d ask are:
- How many properties do you currently manage?
- Who will actually be responsible for my property day to day?
- How often are inspections carried out?
- How is maintenance handled, and what are the response times?
- Who do I speak to if there’s a problem?
- Are you members of recognised professional bodies?
That last point is worth checking. Membership of bodies such as Propertymark indicates that an agent is operating to a recognised professional standard and is subject to conduct requirements and client money protection obligations. And beyond all of that: do you feel confident handing responsibility for your property to these people?
How long does switching take?
Paul: The timeline depends primarily on the notice period in the landlord’s existing agency agreement and how promptly the handover information is provided. The transfer itself can be relatively quick once those conditions are met. The part landlords need to establish first is how and when they’re permitted to terminate their existing management agreement, because that sets the earliest point at which the switch can take effect.
What is Simply Switch?
Paul: Simply Switch is our service for landlords who want to move the management of their property to Partridge Homes from another agent. Rather than the landlord managing every part of the process themselves, we guide the handover: reviewing the tenancy information, communicating with the tenant, and getting the property set up for management with us. The aim is to make the change feel straightforward rather than daunting.
It’s open to any landlord who feels they’re no longer getting the service they expect, whether they have one property or a large portfolio. They don’t have to wait for the tenancy to end to have a conversation with us.
Why Partridge Homes?
Paul: Because we still believe property management should be personal. We’ve grown significantly over the years, but we remain a family-run business. Our approach is relationship-led: we want our landlords to know who is managing their property and to feel comfortable picking up the phone. That’s the standard landlords should expect from a fully managed service, and it’s the standard we hold ourselves to.
We manage properties across Shirley, Solihull, Birmingham and the surrounding areas, and we’ve been named Best Letting Agent in Solihull at the British Property Awards four years running.
The letting market is under more pressure than it has been for years. An estimated 93,000 buy-to-let landlords exited the UK market in 2025 alone (NRLA, 2025), and with the Renters’ Rights Act introducing further regulatory change, the value of a well-run, communicative managing agent has never been more apparent. If the service you’re receiving doesn’t reflect the complexity of what’s being managed on your behalf, it’s worth understanding what your options are.
If you’re considering a change of managing agent in Birmingham or Solihull, the Partridge Homes lettings team is happy to walk you through how the process works and what to check in your existing agreement. You can get in touch here with no obligation to proceed.
