Letting agent fees compared - what portfolio landlords actually pay
If you manage five, ten or twenty properties across Crewe, Cheshire and the wider North West, the management percentage on your invoice is only part of the story. Photography, renewals, inventories, deposit protection and maintenance markups add up quietly - often faster than the headline fee suggests.
NUVO Lettings is a lettings agency run by property investors, for property investors. We publish what we charge, what we do not charge, and how that stacks up against the extras many landlords still pay on the high street. This page is for portfolio landlords who want the maths before they book a call.
Crewe and Cheshire focus. We also manage across Stoke, Liverpool and Manchester.
The real cost stack (not just the %)
When landlords compare agents, they often start with "10% + VAT" versus "12% all-in" and stop there. That misses the line items that show up at every tenancy change, every renewal and every repair.
| Line item | Typical high-street | NUVO |
|---|---|---|
| Tenant find fee | £400+ | £150+ at cost, itemised |
| Photography | Charged | Free |
| Tenancy renewal | £75+ | £0 |
| Deposit protection | £30+ | £0 |
| Check in / out | £50+ | £0 |
| Inventory | £150+ | £0 |
| Maintenance markup | 10%+ | 0% |
| BTL management fee | 10% + VAT | 10% inc VAT |
| HMO management fee | 15%+ | 12% inc VAT |
| Portfolio of 5+ | Rarely discounted | Bespoke - from 8% inc VAT |
Every NUVO invoice is itemised line by line. Tenant find and advertising are charged at cost - you see what we paid, with nothing added on top. Photography is free.
That is the model we built because we still own and manage our own properties. We did not want surprise invoices either.
NUVO fee model - transparent by design
- Buy-to-let / single-let management: 10% including VAT
- HMO management: 12% including VAT
- Portfolio investors (typically 5+ properties): bespoke pricing from as low as 8% including VAT
What the management percentage is meant to cover: letting, rent collection, compliance handling, maintenance coordination, tenancy renewals and day-to-day landlord support - without separate fees for photography, renewals, deposit protection, check-in/out or inventory.
Maintenance: 0% markup. If a contractor invoice is £200, you pay £200 - not £200 plus a percentage for arranging it.
For portfolios of 5+, bring your current agreement to a 15-minute call and we will talk through what a switch would actually cost.
Worked example - illustrative only
Over five years: roughly £34,400.
Illustrative example based on typical high-street extras versus NUVO's transparent model. Not a guaranteed saving for every portfolio. Actual savings depend on property mix, rents, voids and your current fee stack.
What the example is meant to show: for portfolio landlords, the extras often dwarf a one- or two-point difference in the management percentage. If you are comparing agents in Crewe, Nantwich, Stoke or Liverpool, ask for a full annual cost stack - not just the headline %.
When a lower headline fee isn't better value
A lower management fee that comes with slow voids, weak tenant selection or missed compliance is expensive in disguise.
Investor-led questions worth asking any agent (including us):
- How quickly do you re-let, and how is that measured?
- What is your approach to HMO voids?
- Do you mark up maintenance?
- Can I see compliance status without chasing you?
- How do you select tenants - and what does that do to average tenancy length?
- What is the notice period if I want to leave?
NUVO contracts use a 3-month notice period; if a landlord is genuinely unhappy, we agree to 30 days.
Contract flexibility and switching
Switching agents is operational, not dramatic. Bring:
- Your current fee schedule and contract notice terms
- Portfolio size and locations (Crewe, Cheshire, Stoke, Liverpool, Manchester - or a mix)
- Single lets, HMOs, or both
- Any compliance headaches you already know about
On a 15-minute call we will tell you honestly whether NUVO is a fit. We work with a small number of portfolio landlords by design - selective, not scale-at-all-costs.
Who this page is for
- Portfolio landlords in Crewe and Cheshire comparing high-street extras
- Investors with stock across Stoke, Liverpool and Manchester who want one transparent fee model
- Self-managers who have outgrown DIY and want clarity before they hand anything over
- Landlords tired of invoices that need a decoder ring
Frequently asked questions
What's included in NUVO's management fee?+
Full management for single lets and HMOs as on our Landlords page: letting, rent, compliance, maintenance coordination and renewals, with the £0 extras listed above.
What's the difference between BTL and HMO fees?+
BTL / single-let management is 10% inc VAT; HMO management is 12% inc VAT. HMOs carry more operational load - block viewings, housemate matching, room-level compliance - which is why the fee differs. Portfolio pricing can go as low as 8% inc VAT.
Do you offer portfolio discounts?+
Yes. For portfolio investors, pricing is bespoke and can be as low as 8% including VAT. Ask on the call with your property count and locations.
How do I compare my current agent fairly?+
List every fee you paid in the last 12 months: management %, find fees, photography, renewals, inventory, check-in/out, deposit protection, and any maintenance markup. Then compare that annual total to NUVO's model - not just the percentage line.
Do you cover only Crewe?+
No. This page is Crewe / Cheshire / North West focused for search intent, but we manage across Stoke, Cheshire, Liverpool and Manchester (and surrounds such as Nantwich, Kidsgrove, Northwich and Macclesfield where relevant).
Can you review my current agreement?+
Book a 15-minute call or use the contact form. Bring the fee schedule - we will talk through it plainly.
How do I get started?+
Book a 15-min call, use the contact form, phone 01270 295532, or email info@nuvolettings.co.uk.
Let's talk about what you actually pay.
15 minutes. Clear numbers. No pitch theatre.