Railton-Meeks offers four landlord service tiers across Manchester and Cheshire: Tenant Finder from £250, Tenant Finder Plus from £350, Let Only at £650*, and Full Property Management at 14.5% of rent received. Every service is delivered by an ARLA Propertymark member firm, engineered for the post-Section 21 market introduced by the Renters’ Rights Act, and backed by twenty years of landlord-led property stewardship. This page is the place to compare them. Click through to any service for full detail.
* Let only fee is one month’s rent, subject to a minimum fee of £650
For two decades, choosing a Manchester letting agent was largely a question of fees and friendliness. Since May 2026, it is a question of risk.
The Renters’ Rights Act has abolished Section 21 no-fault evictions and converted every existing Assured Shorthold Tenancy into a periodic tenancy. The Building Safety Act 2022 has made digital safety records a statutory requirement. EPC reforms require Grade C minimum by 2030. Awaab’s Law sets statutory deadlines for damp and mould response. Making Tax Digital changes how landlord income is reported.
A property management agency that hasn’t restructured around these obligations is now a liability. Compliance is the foundation of yield, not an afterthought to it.
Different landlords need different things. New investors, active portfolio holders, and accidental landlords each start from a different place. Use the guide below to skip straight to the service most likely to suit yours.
You’ve inherited a property, moved in with a partner, or bought your first buy-to-let. You need someone to handle the regulatory complexity and find a reliable tenant.
You’re past the learning phase. You want efficient management of multiple properties, proactive yield optimisation, and time back to find your next acquisition.
You’ve built it. Now you want it managed properly — with portfolio-level discounts, hands-off compliance handling, and bespoke arrangements that recognise your scale.
* Let only fee is one month’s rent, subject to a minimum fee of £650
Every Railton-Meeks landlord service is built around a clear, predictable fee. No renewal charges. No drip-fed additions. The four tiers below cover every level of involvement – from a one-off tenant find through to fully hands-off management – and each tier flows naturally into the next as your needs grow.
Marketing, viewings, applications. You take it from there.
Tenant Finder plus full safety certification and rent advice.
Everything. Always. Day-to-day management of your asset.
| Service Feature | Tenant Finder | Tenant Finder Plus | Let Only | Fully Managed |
|---|---|---|---|---|
| Setup & Marketing | ||||
| Rental valuation & legislation advice | ✓ | ✓ | ✓ | ✓ |
| Advice on achieving highest rent | — | ✓ | ✓ | ✓ |
| Safety certificates & compliance | — | ✓ | ✓ | ✓ |
| To Let board | — | ✓ | ✓ | ✓ |
| Online portal advertising (Rightmove, Zoopla) | ✓ | ✓ | ✓ | ✓ |
| Proactive marketing | ✓ | ✓ | ✓ | ✓ |
| Tenant Onboarding | ||||
| Accompanied viewings (including evenings) | — | — | ✓ | ✓ |
| Contracts & inventory preparation | — | — | ✓ | ✓ |
| Tenant referencing | — | — | £25 per person | £25 per person |
| Right to Rent checks | — | — | ✓ | ✓ |
| Deposit administration | — | — | ✓ | ✓ |
| Council tax liaison | — | — | ✓ | ✓ |
| Full photographic inventory (setup) | — | — | ✓ | ✓ |
| Ongoing Management | ||||
| Rent collection | — | — | ✓ | ✓ |
| Monthly rent payments to landlord | — | — | ✓ | ✓ |
| Full management statement | — | — | ✓ | ✓ |
| Property inspections (twice yearly) | — | — | ✓ | ✓ |
| Utilities administration | — | — | — | ✓ |
| Preparing property for re-let | — | — | — | ✓ |
| Strategic Advice | ||||
| Trades, investment & HMO advice | — | — | ✓ | ✓ |
| Pricing | ||||
| Setup fee | £250one-time | £350one-time | £650*one-time | No setup fee |
| Ongoing management | — | — | — | 14.5%of rent received |
| Re-letting fee | — | — | £250 | £250 |
| Service Feature | Tenant Finder | Tenant Finder Plus | Let Only | Fully Managed |
|---|---|---|---|---|
| Setup & Marketing | ||||
| Rental valuation & legislation advice | ✓ | ✓ | ✓ | ✓ |
| Advice on achieving highest rent | — | ✓ | ✓ | ✓ |
| Safety certificates & compliance | — | ✓ | ✓ | ✓ |
| To Let board | — | ✓ | ✓ | ✓ |
| Online portal advertising (Rightmove, Zoopla) | ✓ | ✓ | ✓ | ✓ |
| Proactive marketing | ✓ | ✓ | ✓ | ✓ |
| Tenant Onboarding | ||||
| Accompanied viewings (including evenings) | — | — | ✓ | ✓ |
| Contracts & inventory preparation | — | — | ✓ | ✓ |
| Tenant referencing | — | — | £25 per person | £25 per person |
| Right to Rent checks | — | — | ✓ | ✓ |
| Deposit administration | — | — | ✓ | ✓ |
| Council tax liaison | — | — | ✓ | ✓ |
| Full photographic inventory (setup) | — | — | ✓ | ✓ |
| Ongoing Management | ||||
| Rent collection | — | — | ✓ | ✓ |
| Monthly rent payments to landlord | — | — | ✓ | ✓ |
| Full management statement | — | — | ✓ | ✓ |
| Property inspections (twice yearly) | — | — | ✓ | ✓ |
| Utilities administration | — | — | — | ✓ |
| Preparing property for re-let | — | — | — | ✓ |
| Strategic Advice | ||||
| Trades, investment & HMO advice | — | — | ✓ | ✓ |
| Pricing | ||||
| Setup fee | £250one-time | £350one-time | £650*one-time | No setup fee |
| Ongoing management | — | — | — | 14.5%of rent received |
| Re-letting fee | — | — | £250 | £250 |
£250 one-time setup
£350 one-time setup
£650* one-time setup
14.5% of rent received
* Let only fee is one month’s rent, subject to a minimum fee of £650
All fees are exclusive of VAT. Tenant referencing at £25 per person covers credit, employment, and previous landlord checks for each named applicant. The £150 re-letting fee on Let Only and Fully Managed properties covers full re-marketing when an existing tenancy ends and a new tenant is required.
Twenty years of landlord referrals. ARLA-qualified throughout. Compliance-first by design.
The benefits a portfolio landlord notices in the first six months of working with us:
The questions Manchester landlords ask before deciding which service tier suits them. For service-specific FAQs, click through to the relevant page.
No — and they are not designed to be. Our 14.5% Full Management fee reflects the level of service, experience, compliance knowledge, and personal involvement we provide for landlords and their properties.
At Railton-Meeks Property Management Ltd we are not a volume-based agency focused on signing up as many properties as possible. We are a hands-on property management company focused on protecting our landlords, their investments, and their long-term interests.
The lettings industry has become increasingly complex, with constant legislative changes, compliance obligations, licensing requirements, tenancy management challenges, and evolving landlord responsibilities. We invest heavily in staying ahead of legislation, maintaining professional standards, and resolving issues proactively before they become expensive disputes.
Our management service includes careful tenant selection, proactive communication, arrears management, routine inspections, maintenance coordination, legal compliance, and professional handling of difficult tenancy situations. Many lower-cost agents simply do not provide the same level of attention, accountability, experience, or support when problems arise.
While some agents advertise lower headline fees, these are often offset through renewal charges, hidden commissions, additional administration costs, or a far less proactive management approach. We believe good property management saves landlords money, stress, and risk in the long run — and our pricing is built around delivering that standard of service consistently.
Let Only is a one-time service that takes the property from marketing through to a fully signed, deposit-protected, contracted tenancy with the keys handed over. After that, you manage the tenancy yourself. Full Management is an ongoing service that covers everything Let Only does plus rent collection, inspections, maintenance, utilities, and end-of-tenancy handling — for as long as the property is let. Most landlords with three or more properties choose Full Management.
For most new landlords, Tenant Finder Plus at £350 is the best starting point. It includes safety certification, rent optimisation advice, and the regulatory guidance that's most likely to trip up a first-time letter. If you'd rather hand the entire tenancy lifecycle over from day one, Full Management at 14.5% is the alternative — you'll pay more, but you handle nothing.
Yes. Established landlords with five or more properties typically negotiate bespoke terms with portfolio-level rates. Speak to Tara directly for a tailored proposal — discounts depend on portfolio size, property mix, and the level of service across the portfolio.
Yes. Many of our landlords start on Tenant Finder Plus or Let Only and move to Full Management as their portfolio grows. There is no penalty for upgrading mid-way through a tenancy. Downgrading is also possible at the next renewal.
Every Railton-Meeks instruction begins with a no-obligation conversation — usually with Tara directly. She’ll ask about your property, your goals, and your current arrangements; she’ll give you an honest view of which service tier suits, and what the realistic numbers look like.
The conversation costs nothing and commits you to nothing.
