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This calculator helps landlords turn percentage-based quotes into a more practical first-year cost estimate before choosing a letting specialist.
What a Letting Agent Does in Ireland
A letting agent helps a landlord move from an empty property to a signed tenancy with a suitable tenant. In practical terms, that means marketing the property, handling enquiries and viewings, screening applicants, preparing paperwork, and supporting handover.
The most important point is this: not all letting agents provide the same service depth. Some stop at tenant-find only. Others offer ongoing management. Understanding this difference before you sign anything is the fastest way to avoid frustration later.
If you need a quick route to vetted options, start with our Letting Guides hub or request support directly at Letting Support.
Letting-Only vs Let-and-Manage: Choose the Right Service Level
Landlords often use "letting agent" and "property manager" as if they are the same service. They are related, but they are not identical.
| Service model | What is included | Best for |
|---|---|---|
| Tenant-find only | Marketing, viewings, screening, lease setup, move-in handover. | Hands-on landlords who will manage rent, maintenance, and tenant communication themselves. |
| Let-and-manage | Tenant-find plus day-to-day management support (rent collection, maintenance coordination, tenancy admin). | Landlords who want a more passive rental setup and operational support. |
If you already know you need ongoing support, read our full Property Management guide.
Typical Letting Agent Fees in Ireland
Fees vary by area, property type, and service scope, but most landlord quotes fall into one of these structures:
- One-off tenant-find fee: common where the landlord self-manages after move-in.
- Percentage of monthly rent: more common where ongoing management is included.
- Hybrid pricing: setup fee plus an ongoing monthly management fee.
Always ask whether VAT is included in the quoted figure. Also ask for a line-by-line breakdown so you can compare like-for-like between agencies.
Comparing only the headline percentage is a common mistake. Two agents can quote a similar rate but include very different deliverables and support standards.
What a Strong Tenant-Find Service Should Include
At minimum, a quality letting package should clearly include:
- Rental price guidance based on current local demand and comparable stock.
- Professional listing preparation (photos, copy, and portal setup).
- Viewing management and applicant communication.
- Tenant screening process explained in writing.
- Lease documentation and move-in handover steps.
- Clear deposit and rent collection process at tenancy start.
Ask for this in writing before signing. A verbal "we cover everything" promise is not enough.
Questions Every Landlord Should Ask Before Signing
Use these questions to compare agents properly:
- What exactly is included in your quoted fee, and what is extra?
- Do you hold the required PSRA licence category for this service?
- How do you screen applicants, and what checks are mandatory?
- What is your average time-to-let for properties like mine in this area?
- Who will be my day-to-day contact once a tenant moves in?
- What happens if the first tenancy does not proceed as planned?
- What are the contract length, notice period, and exit terms?
These questions quickly separate high-quality operators from vague sales pitches.
Red Flags to Watch For
- Unclear fee wording, especially around VAT or "admin" extras.
- No clear explanation of tenant screening standards.
- Pressure to sign immediately without written terms.
- No transparent complaints process or escalation route.
- Weak communication before you have even signed.
If an agent is difficult at onboarding stage, it usually gets worse, not better, once the tenancy starts.
Step-by-Step: How to Choose the Right Letting Agent
Step 1: Define your service level
Decide first whether you need tenant-find only or let-and-manage. This avoids comparing quotes that are built for different outcomes.
Step 2: Shortlist by credibility
Prioritise agents with strong reviews, relevant local experience, and clear compliance posture. Our Letting hub is a good starting point.
Step 3: Request written quotes
Ask each agent for an itemised proposal that includes what is covered, what is optional, and all contract terms.
Step 4: Compare execution quality
Evaluate response speed, clarity, listing quality, and the seriousness of their tenant screening process.
Step 5: Sign with confidence
Choose the agent who combines transparent pricing, strong communication, and a process you trust. Then proceed through Letting Support to submit your brief.
Should You Pick the Cheapest Letting Agent?
Usually, no. The cheapest fee can still be expensive if tenant quality is poor, communication is weak, or void periods increase. In lettings, the quality of execution often has a bigger financial impact than small differences in headline fee.
A practical rule: optimise for total outcome, not the lowest line item.
How AgentCompare Helps Landlords Compare Letting Agents
We focus on informed comparison with control in your hands. You can review options, shortlist suitable specialists, and request contact when you are ready.
- No-pressure flow with landlord-focused questions.
- Clear path to Letting Support and Property Management Support.
- Related resources in the Property Management hub.
Frequently Asked Questions About Letting Agents in Ireland
What is the difference between a letting agent and a property manager?
A letting agent is often focused on tenant-find and tenancy setup. A property manager typically handles ongoing operations after move-in, such as rent collection, maintenance coordination, and tenancy administration.
Are letting agent fees tax-deductible for landlords?
Landlord expenses and tax treatment depend on your own circumstances and current Revenue rules. For tax decisions, you should confirm deductibility with your accountant or tax adviser.
How many letting agents should I compare before choosing?
At least three is a sensible baseline. It gives enough range to compare fee structures, communication quality, and service scope without creating decision overload.
Can I switch from tenant-find to full management later?
Often yes, but terms vary by agency agreement. Ask about upgrade paths and future pricing before signing the initial contract.
Do I need a different service if I live outside the county of my rental?
In most cases, remote landlords benefit from stronger ongoing support. If you are not close to the property, a managed model is usually easier to sustain.
Related Guides
- Letting Agents & Property Management in Ireland: Complete Landlord Guide
- Property Management Ireland: Fees, Services and Landlord Checklist
- Letting Guides Hub
- Property Management Guides Hub
Next Step for Landlords
If you want support with tenant-find, start with Letting Support. If you need operational help after move-in, compare your options in Property Management Support.
You can also continue reading in the Letting Guides hub and the Property Management Guides hub.