A practical guide for Edinburgh landlords
How to choose a trusted letting agent in Edinburgh
Before you hand over your property, find out what an agent will do, what you will pay and who will be responsible when something needs attention.
This guide helps you check the essentials, compare services and ask for evidence before you decide. Use it when speaking to any Edinburgh letting agent, including Albany.
Six checks to make before you appoint an agent
A friendly conversation is a useful start. These checks help you understand what working with the agent would actually involve, from finding a tenant to handling a repair.
Check registration and accountability
Letting agents carrying out letting agency work in Scotland must be registered on the Scottish Letting Agent Register and follow the Letting Agent Code of Practice.
Look up the business yourself and check that the company details match. Registration is a starting point, not a substitute for comparing how the service works.
Ask for the written complaints procedure too, including who handles a concern and the response times you can expect.
Ask: “Where can I check your registration, and what happens if I am unhappy with the service?”
Compare the full cost, not just the percentage
Ask each agent to price the same service for the same property. Request a written breakdown covering management, tenant finding, inventories, inspections, maintenance administration and any optional products.
Check which charges include VAT, what sits outside the regular fee and whether third-party services involve commissions or other financial interests.
Ask: “Can you show me what I would pay over a typical year, what could cost extra and what happens to the fees when the property is empty?”
Look for: an itemised quotation you can compare with the written agreement, rather than an attractive percentage with unanswered questions.
Find out who will manage your property
Establish who you will contact once you have signed, not just who handles the first enquiry. Ask how the team shares information and what happens when your usual contact is away.
Confirm the difference between tenant finding and ongoing management. Do not assume a task is included because the service is described as “fully managed”.
Ask: “Who handles inspections, accounts and tenancy questions, and which decisions or tasks will still sit with me?”
Look for: a clear explanation of responsibilities, contact routes and response expectations.
Understand how repairs are handled
Ask the agent to explain what happens from the moment a tenant reports a repair. Check how urgency is assessed, when your approval is needed and how the tenant is kept informed.
Confirm spending limits, contractor checks and any out-of-hours arrangements included in your service. Ask how shared-building repairs would be coordinated where relevant to your property.
Ask: “When can you authorise work without speaking to me, and how will I see the cost, progress and completion record?”
Look for: a written process covering routine repairs, emergencies, delays and follow-up.
Ask to see what you will receive
Request an anonymised inspection report and landlord statement. A sample can help you understand how property condition, payments, deductions and follow-up actions are presented.
Ask how important dates are tracked, how missed rent is followed up and how you can access your records. Read reviews for specific examples of communication and problem-solving, rather than relying on the star rating alone.
Ask: “What will I receive after an inspection, and how will I know which actions are outstanding?”
Look for: information that helps you make a decision, not simply a message saying the visit is complete.
Test the advice against your property
Ask what supports the suggested rent and which comparable properties are genuinely relevant. Explore what could affect demand, presentation and the work needed before marketing.
Give each agent the same brief: the property type, condition, existing tenancy and the level of involvement you want. Ask them to explain any gaps in the information before recommending a plan.
Ask: “What would you recommend for this property, what evidence supports that advice and what would you need to check first?”
Look for: a reasoned recommendation rather than choosing the highest rental estimate.
Keep the answers in one place
Your letting agent comparison checklist
Use the same questions for each agent. Add their answers below, then note anything that still needs confirming. You can print a blank copy or print it with your notes.
Your notes are not saved by this worksheet. Print or save a copy before leaving or refreshing the page. On a small screen, scroll across the table to see both agents.
| What to confirm | ||
|---|---|---|
| Registration and protection Register entry checked; relevant insurance and client-money arrangements explained. | ||
| Services and total charges Included tasks, VAT, extras, optional products and fees during empty periods. | ||
| People and communication Main contact, cover arrangements, response expectations and landlord responsibilities. | ||
| Repairs and emergencies Approval limits, contractor costs, out-of-hours arrangements and updates. | ||
| Reports, records and rent Sample reports, statements, inspection frequency and missed-payment process. | ||
| Advice for this property Rental evidence, preparation needed and approach to the existing tenancy, if any. | ||
| Agreement and exit arrangements Duration, notice, termination charges, complaints route and handover of records. | ||
| Still to confirm Missing documents, unanswered questions and promises not yet put in writing. |
Before you sign, read how the agreement ends
Check the notice period, any termination charges and the arrangements for handing over keys, records and money. Ask what the handover would involve with a tenant already in place.
Keep a copy of the agreed terms and make sure the service discussed is reflected in writing. For a disputed contract or an unclear clause, take independent advice before committing.
Questions about choosing a letting agent
How do I check whether a letting agent is registered in Scotland?
Search the Scottish Letting Agent Register using the company name or registration number. Check the business details and registration status against the agent you are considering. A landlord registration number is not a substitute for letting agent registration.
Should I choose the agent with the lowest management fee?
Compare the full written quotation and responsibilities before deciding. A lower headline fee may cover a different service. Ask both agents to price the same requirements and identify the tasks you would still need to handle yourself.
Does “fully managed” mean everything is included?
Do not rely on the label alone. Read the services and exclusions in the agreement, including inspections, repair coordination, tenancy administration and additional charges. Ask the agent to confirm what remains your responsibility and which decisions require your approval.
What should I ask about changing agents with a tenant in place?
Ask about your existing agreement’s notice requirements and charges, then request a handover plan covering tenant communication, rent payment instructions, keys, tenancy documents, deposit information and outstanding repairs. Do not assume that appointing a different agent requires the tenant to leave.
Have questions about your own property?
Book a call with Albany to discuss your property, the support you need and what to clarify before appointing an agent. Bring your checklist so you can work through the details that matter to you.