🏠 Can I switch letting agents with a tenant in place?

Yes. The tenancy is between you and your tenant, not your agent. Changing agent doesn’t end it, change its terms or mean your tenant has to move. And since 1 May 2026, all tenancies in England are periodic under the Renters’ Rights Act, so there’s no fixed term to wait out either.

🤔 Why landlords switch

• You only hear from your agent when something’s gone wrong
• Maintenance bills keep creeping up, with little explanation
• Inspections aren’t happening, or the reports are thin
• Certificates lapse, or licensing questions go unanswered
• There’s a new property manager every few months

If any of these sound familiar, you’re not being demanding; someone’s not doing their job properly.

📄 Step 1: Check your current agent’s terms

Before you give notice, dig out your terms of business and look for:

• Notice period: usually one to three months, in writing.
• Exit or introduction fees: some agents charge a fee if you keep a tenant they found, occasionally for as long as that tenancy runs.
• Minimum term: whether you’re tied in until a set date.
• The deposit: who holds it, and in which scheme.

If something looks unclear or unfair, raise it before you commit. We’re happy to look through it with you.

Top Tip: Run your terms of business through your AI of choice (Chat GPT/Claude/Co-Pilot) and ask it to review the cancellation terms.

🤝 Step 2: Line up your new agent first

Agree terms with your new agent before you serve notice, so there’s no gap in management. Set the handover date just after a rent payment if you can, so the tenants have a month to get familiar with the new agent before they are due to pay rent to them via the new bank details. Not sure who to choose? Here are 10 questions to ask a letting agent.

✉️ Step 3: Give notice in writing

Email your current agent with the date their management ends, and ask them to confirm. Keep it short and professional. From there, your new agent should take the lead.

📦 Step 4: Get everything handed over

This is where most switches go wrong, usually because something’s missing. Your outgoing agent should pass on:

• The tenancy agreement and any variations
• Deposit protection certificate and prescribed information
• Gas safety certificate, EICR and EPC
• Selective or HMO licence details
• The check-in inventory and recent inspection reports
• Right to rent checks and tenant references
• A rent statement, including any arrears
• Keys, open maintenance jobs and contractor details
• Any money they hold for you, such as rent or a maintenance float

We send outgoing agents a templated request covering all of this, then chase it, so you don’t have to.

💰 Step 5: Move the deposit, if your agent holds it

If your agent protected the deposit in their own scheme account, it has to move, either to your new agent’s scheme or into your own. Whenever a deposit moves to a different scheme, it must be re-protected within 30 days and your tenant given new prescribed information. Get this wrong and you could face a claim of up to three times the deposit.

📣 Step 6: Tell your tenant

Your tenant needs to know, in writing, who’s managing the property, where to pay rent and who to call. That letter should include a Section 48 notice, giving an address in England or Wales where notices can be served on you as the landlord. Until a valid Section 48 notice is served, rent is treated as not due. Usually your new agent will send this on your behalf (we do for all of our new properties).

A short introductory visit or inspection from your new agent is a good idea too. It’s the first impression of the new set-up, and a chance to spot anything the outgoing agent missed.

🪪 Step 7: Update your licence

If your property is licensed and your old agent is named as the manager, tell the council about the change. If your agent holds the licence in their name, you’ll need a new one, which is why we always recommend the licence is in yours. More in our selective licensing FAQ.

⏱️ How long does switching take?

Most of the time is your notice period. The handover itself is usually done within a few days, depending on how quickly the outgoing agent sends everything over.

⚡ Quick answers

Does my tenant need to sign a new tenancy?
No. The existing tenancy carries on as it is.

Do I need my current agent’s permission to leave?
No, but you do need to follow the notice terms in your contract.

Can I switch mid-month?
Yes, but lining the handover up with the rent date keeps the accounts clean.

👋 Switching to Portus

We manage single lets across Liverpool and take on properties from other agents regularly. We deal with the outgoing agent, move the deposit, serve the Section 48 notice, introduce ourselves to your tenant and arrange an inspection. You confirm the date, and we handle the rest.

See how our onboarding works or read about our full property management service. When you’re ready, get in touch or call us on 0151 329 3538.