How much do property management companies in Manchester charge?

12% to 15% inc VAT, depending on the office and rent protection included. Compare VAT, minimum charges and extras as well as the percentage. Caso Complete is 8% plus VAT; 8% of rent + VAT, capped at £150 a month including VAT. Caso Portfolio is 5% plus VAT for two or more properties.

What is the cheapest way to have a Manchester property managed?

Compare the total annual cost for the work you need. Self-management avoids a management fee but leaves the work and legal responsibilities with you. Caso charges a percentage of collected rent with no setup, renewal or exit fee. The calculator lets you compare your own figures; no company is claimed to be the cheapest.

Do Manchester property managers charge setup and renewal fees?

Some do. Check the published fee sheet and agreement for setup, renewals, rent reviews and leaving. Caso has no setup, renewal or exit fees. Finding a tenant, repairs and council licence fees are separate costs agreed with you.

Is Caso a letting agent?

Caso manages property; it does not advertise homes or conduct viewings itself. For an empty home we appoint a local letting agent, agree their fee with you in writing before work starts, add nothing and coordinate the process.

Do you cover all of Manchester?

Yes. Caso manages houses and flats across Manchester. We check the council licensing position at your exact address. The area links below show the local pages.

Fees compared · 2026

Property management companies in Manchester

Choosing a property manager in Manchester starts with the full bill, not the headline percentage. Ask for a fee sheet showing VAT, minimum charges, setup costs, renewals and exit terms. Spread one-off charges over the expected tenancy so you can compare like for like. Then check what the management fee includes. Rent collection, arrears follow-up, inspections, certificates and tenant contact should be explained before you sign. Ask how many working days pass between the tenant paying and the rent reaching your account. Check whether repairs are passed on at the contractor's price or carry a markup. Request evidence of Client Money Protection and redress membership, rather than relying on a badge alone. Local licensing knowledge matters too: the manager should check your exact address and explain any application costs. Finally, get the service, total fees and notice terms in writing. A lower percentage is not always a lower annual cost.

Property management in Manchester

Property management company fees in Manchester

Figures as published on each agent's own website on 9 October 2026. Inc VAT where the agent shows it inc VAT. Links go to the agent's fee page. If you are one of these agents and your fees have changed, email contact@caso.property and we will update the table within two working days. Email a correction
Agent	Full management	Setup or tenancy fee	Renewal	Other charges worth knowing	Source
National franchise A, Sale office	12% of rent inc VAT	50% of a month's rent, minimum £420	£150 finding a tenant renewal	Deposit protection charged separately, amount not shown	Source
National franchise B, Northenden office	12% of rent inc VAT	50% of first month's rent	£30 per extension	Deposit registration £18 a year; withdrawal £300; works arrangement fee	Source
National franchise B, Middleton office	15% of rent inc VAT with rent protection	£495 inc VAT	Not shown	Deposit registration £60 a year; withdrawal £750; inspection £120 a visit	Source
National franchise A, Oldham office	14% of rent inc VAT	£550 inc VAT	£60	Deposit protection £75; deposit dispute £195; contract buy-out £1,200	Source
National franchise C, Prestwich office	12% of rent collected inc VAT plus £300 setup	£300	£60	Referencing £108 per applicant; cancellation two weeks' rent	Source
Caso	Complete: 8% plus VAT, 8% of rent + VAT, capped at £150 a month including VAT. Portfolio: 5% plus VAT for two or more properties.	None	None	No exit fee. Third-party costs agreed separately, at cost.	Source

Figures as published on each agent's own website on 9 October 2026. Inc VAT where the agent shows it inc VAT. Links go to the agent's fee page. If you are one of these agents and your fees have changed, email contact@caso.property and we will update the table within two working days. Email a correction

National franchise A, Sale office

Full management: 12% of rent inc VAT
Setup or tenancy fee: 50% of a month's rent, minimum £420
Renewal: £150 finding a tenant renewal
Other charges worth knowing: Deposit protection charged separately, amount not shown

Source

National franchise B, Northenden office

Full management: 12% of rent inc VAT
Setup or tenancy fee: 50% of first month's rent
Renewal: £30 per extension
Other charges worth knowing: Deposit registration £18 a year; withdrawal £300; works arrangement fee

Source

National franchise B, Middleton office

Full management: 15% of rent inc VAT with rent protection
Setup or tenancy fee: £495 inc VAT
Renewal: Not shown
Other charges worth knowing: Deposit registration £60 a year; withdrawal £750; inspection £120 a visit

Source

National franchise A, Oldham office

Full management: 14% of rent inc VAT
Setup or tenancy fee: £550 inc VAT
Renewal: £60
Other charges worth knowing: Deposit protection £75; deposit dispute £195; contract buy-out £1,200

Source

National franchise C, Prestwich office

Full management: 12% of rent collected inc VAT plus £300 setup
Setup or tenancy fee: £300
Renewal: £60
Other charges worth knowing: Referencing £108 per applicant; cancellation two weeks' rent

Source

Caso Complete: 8% of rent + VAT, capped at £150 a month including VAT. Caso Portfolio (two or more properties): 5% plus VAT. Setup: none. Renewal: none. Exit: none. Deposit registration: included.

What a management fee should include

Rent collection and payment tracking
Arrears follow-up and dated records
Rent paid within the agreed working days
Monthly statements and contractor invoices
Tenant contact and an out-of-hours emergency line
Repairs agreed with you and passed on at cost
Inspection reports and follow-up
Safety certificate and renewal tracking
Tenancy and deposit protection records
Address-specific licensing checks and application support

Questions to ask any Manchester property manager

1What is the total annual bill, including VAT and any minimum charge?
2What is included in management and what is charged separately?
3Are there setup, renewal, rent review or exit fees?
4How many working days after the tenant pays do I receive my rent?
5Do you add any markup or commission to contractor invoices?
6Which Client Money Protection and redress schemes do you belong to?
7How do you check the licensing rules for my exact property address?
8Who finds a tenant, who handles emergencies and how do I leave?

Compare your management bill in Manchester

On £1,400 a month rent

Monthly rent

Current fee, inc VAT

%

Setup fee per tenancy

Renewal fee

Monthly extras

Tenancy length

months

What you pay now

£2,779 a year

A year, from the figures above

Caso Complete

£1,613 a year

8% of rent + VAT, capped at £150 a month including VAT

Caso Portfolio

£1,008 a year

5% plus VAT, two or more properties

Complete with rent guarantee (illustrative)

£1,989 a year

Against your agent total £2,779 a year. Supplied at cost, no markup.

You would pay £1,166 a year less on Caso Complete. That is 0.8 months of your rent.

Setup and renewal are spread over the tenancy length. Repairs, licences and insurance are excluded on both sides.

Property management companies in Manchester

See how much you could save on property management with Caso

Property management company fees in Manchester

National franchise A, Sale office

National franchise B, Northenden office

National franchise B, Middleton office

National franchise A, Oldham office

National franchise C, Prestwich office

What a management fee should include

Questions to ask any Manchester property manager

Compare your management bill in Manchester

What you pay now

Caso Complete

Caso Portfolio

Complete with rent guarantee (illustrative)

Email me this comparison

See how much you save monthly with Caso