Many landlords searching for help letting a property come across the phrase tenant find only and are not sure exactly what they would be paying for. At Zuplex, we offer tenant find alongside full property management and guaranteed rent, so we speak to landlords across North London every week who are comparing all three. This guide explains what a tenant find only service covers, where it stops, and which landlords it genuinely suits.
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What a Tenant Find Only Service Includes
A tenant find only service, sometimes called let only, covers the front end of a tenancy. The agent values the property, markets it, arranges and attends viewings, and carries out referencing on prospective tenants. Once a suitable tenant has been chosen, the agent typically prepares the tenancy agreement, arranges the signing, and hands the property over to the landlord. From that point the agent’s involvement generally ends, and the tenancy is managed by the landlord directly.
What a Tenant Find Only Service Does Not Include
The parts of a tenancy that continue month after month are not covered. Rent collection, dealing with repair requests, arranging contractors, handling renewals and chasing late payment all sit with the landlord under a tenant find only arrangement. It is worth confirming in writing exactly where the agent’s role ends, since some agents include a deposit registration or an inventory as standard while others charge separately for them.
How Tenant Find Only Differs From Fully Managed Lettings
The difference is duration and responsibility. Under tenant find only, the agent finds the tenant and steps back. Under fully managed lettings, the agent stays involved for the whole tenancy, collecting rent, coordinating maintenance and acting as the tenant’s point of contact. Fully managed lettings costs more over time because the agent is doing more work, while tenant find only usually costs less but leaves far more of the workload with the landlord.
How Tenant Find Only Differs From Guaranteed Rent
Guaranteed rent goes further than either service. Under a genuine guaranteed rent agreement, the landlord receives a fixed monthly payment regardless of whether the property is occupied or whether the tenant pays on time, and the provider handles tenant sourcing, referencing, maintenance and compliance throughout. Tenant find only leaves every financial risk with the landlord, including void periods and rent arrears, which is why it appeals to a different kind of landlord.
Who a Tenant Find Only Service Suits
Tenant find only tends to suit landlords who are comfortable managing a tenancy themselves but want professional help finding a reliable tenant. That often means landlords who live locally, have time to respond to maintenance issues, and already understand their legal responsibilities. It can also suit landlords with a financial buffer who can absorb a void period or a late payment without difficulty. Landlords who live far from the property, work long hours, or rely on the rent to cover a mortgage often find fully managed lettings or guaranteed rent a better fit.
The Responsibilities That Stay With You
Choosing tenant find only does not reduce your legal obligations as a landlord. You remain responsible for an annual gas safety check, valid electrical safety certification, and protecting the tenant’s deposit in an approved scheme such as the Deposit Protection Service, all in line with gov.uk landlord guidance. If you use an agent for any part of the process, it is sensible to check that they belong to a redress scheme such as The Property Ombudsman and follow standards set by the National Residential Landlords Association. Confirm at handover which of these documents the agent has already arranged and which you still need to complete.
Holding Fees and Referencing in a Tenant Find Process
Referencing is the most valuable part of a tenant find service, because a well referenced tenant is the best protection against early tenancy breakdown. A prospective tenant may pay a holding fee to reserve the property while checks are carried out, and this is capped by law at one week’s rent. Tenants cannot be charged separately for referencing, so any agent suggesting otherwise is not operating within current rules. Credit history, employment, income and previous landlord references are the standard checks.
Tenant Find Only Across North London
Demand and typical rents differ across our patch, which is why local knowledge matters at the marketing and pricing stage. We arrange tenant find for properties across Guaranteed Rent Enfield areas (EN1, EN2, EN3), Guaranteed Rent Barnet areas (EN4, EN5, N20), Guaranteed Rent Haringey areas (N4, N8, N15), Guaranteed Rent Edmonton areas (N9, N18), Guaranteed Rent Wood Green (N22) and Guaranteed Rent Cockfosters (EN4), alongside Palmers Green and Southgate (N13, N14, N21). Pricing a flat near Wood Green station correctly is a different task to pricing a family house near Cockfosters, and an agent who knows the streets will fill the property faster.
What to Ask Before Choosing a Tenant Find Service
Ask exactly what the fee covers and whether referencing, the tenancy agreement, the inventory and deposit registration are included. Ask how the property will be marketed and how quickly similar properties nearby have let. Ask what happens if the tenant leaves early, since some agents offer a replacement tenant within a set period and others do not. A clear written scope protects you from surprises after the fee has been paid.
Moving From Tenant Find to Another Service Later
Landlords are not locked into their first choice. Many start with tenant find only, then move to fully managed lettings or guaranteed rent after their first difficult void period or when the admin becomes more time consuming than expected. Zuplex can pick up the management of a tenancy that we did not originally place, so there is no need to wait until the tenancy ends. A Free Property Valuation is a useful way to see what your property could achieve under each arrangement before you decide.
Frequently Asked Questions
Q: What is a tenant find only service and how does it work?
A: A tenant find only service means the agent markets your property, arranges viewings and references a tenant, then hands the tenancy back to you to manage. The agent’s involvement usually ends once the tenancy agreement is signed.
Q: Which agents offer tenant find services in North London?
A: Zuplex offers tenant find across North London, including Enfield, Barnet, Haringey, Edmonton, Wood Green, Cockfosters, Palmers Green and Southgate, alongside fully managed lettings and guaranteed rent.
Q: Is tenant find cheaper than fully managed lettings?
A: Usually yes in the short term, because the agent does less work. However, you take on rent collection, maintenance and compliance yourself, so the true cost depends on how much time you are willing to spend.
Q: What is the best tenant find service in London?
A: The best service is one with genuine local knowledge, thorough referencing and a clear written scope. Ask any agent what is included before you pay.
Q: Does tenant find only include rent collection?
A: No. Rent collection is part of fully managed lettings. Under tenant find only, rent is normally paid directly to the landlord.
Q: Can a landlord charge a tenant for referencing?
A: No. Current tenant fees rules prevent separate referencing charges, and a holding fee is capped at one week’s rent.
Q: Do I still need to protect the deposit under tenant find only?
A: Yes. Deposit protection in an approved scheme such as the Deposit Protection Service remains a landlord responsibility unless the agent confirms in writing that they have registered it.
Q: Can I switch from tenant find to guaranteed rent later?
A: Yes. Many landlords move to guaranteed rent at the end of a tenancy or after a difficult void period, once they decide they want certainty and less involvement.
Q: Is tenant find suitable if I rely on the rent to cover my mortgage?
A: It carries more risk for that situation, because void periods and late payments fall on you. Guaranteed rent is usually a better match for landlords who cannot absorb an income gap.
If you are weighing up tenant find, fully managed lettings or guaranteed rent, our Guaranteed Rent page explains the fixed income option, and our Landlords Guide covers your responsibilities in more depth. You can also read more on our blog or speak to the Zuplex team directly about your property.
Zuplex Ltd 39 Green Lanes, London N13 4TN Phone: +44 7878 551593 Monday to Friday 9:30 AM to 6:00 PM | Saturday 9:30 AM to 2:00 PM
