Management fees · Manchester
Property management fees in Manchester in 2026 run from 10% to 12.5% of monthly rent plus VAT across the 5 agents whose published fees we checked, with 10% the most common. On a typical Manchester rent of £1,400 that is £168 to £210 a month including VAT. Caso charges 8% plus VAT, capped at £150 a month including VAT, with no setup, renewal or exit fee.
| Fee | On £1,400 a month, inc VAT | |
|---|---|---|
| Lowest published | 10% plus VAT | £168 |
| Typical | 10% plus VAT | £168 |
| Caso | 8% plus VAT, capped at £150 inc VAT | £134 |
Last checked: 9 October 2026
What property management in Manchester really costs, line by line.
See how agents usually charge, what VAT adds, and what the same property costs with Caso.
In Manchester
Manchester's rental market covers high-rise city-centre developments near Deansgate as well as terraced housing across Salford and Old Trafford. Management fee structures differ between agents that focus on new-build blocks and those managing older housing stock. See property management in Manchester.
Understanding what a management percentage actually includes matters more than the number on its own, especially once setup fees and maintenance markups are taken into account.
Most agents in Manchester charge a monthly percentage of rent for management, with a separate fee for finding a tenant. Indicative local rates vary depending on whether the property is a city-centre flat or a house in Salford.
Agents managing apartments in larger developments sometimes add a fee for liaising with the block's managing agent, which is worth asking about upfront.
Percentage fees are usually quoted per month, and whether VAT is included in that figure varies between agents. A fee that looks lower on paper can end up costing more once VAT is added.
Always ask for the VAT-inclusive monthly cost in writing so you can compare fairly across different agents.
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
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.
The same national brand charges different fees office by office. On these sheets National franchise A is 12% at its Sale office and 14% at its Oldham office, and 14.4% in Liverpool and Chester. National franchise B is 12% at its Northenden office and 15% at its Middleton office. The brand name alone does not tell you the fee. Read the sheet for the office that would manage your property.
Setup charges range from 50% of a month's rent to £550, with National franchise C, Prestwich office, listing £300. Exit or buy-out charges run from £300 to £1,200. Deposit fees on the sheets range from £18 a year to £75; National franchise A, Oldham office's £75 is not labelled as an annual charge here.
With Caso, you pay the management percentage with no setup, renewal or exit fee. Third-party costs, including repairs and any council licence fee, are separate and passed on at cost.
Manchester City Council runs selective licensing in designated areas, not citywide. The 2022 areas, Clayton and Openshaw, Gorton and Abbey Hey, and Harpurhey, run to 30 April 2027 with a full fee of £798.
The 2023 areas, Longsight The Royals, Levenshulme Matthews Lane, Moss Side Great Western Street and Claremont Road, and Rusholme, run to 8 August 2028 with a full fee of £936.
The 2025 areas, parts of Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting and Newton Heath, and Moss Side, run to 23 May 2030 with a full fee of £964. Licences are usually five years. Mandatory House in multiple occupation (HMO) licensing applies citywide.
Caso checks whether your address is in a designated area and applies for you.
Setup fees when you first sign up, renewal fees each time a tenancy is extended, and exit fees for leaving are all common among Manchester agents.
These are usually listed separately from the headline management percentage, so ask for the full fee schedule before committing.
Check-in and check-out inventory reports are often charged as separate line items, and repairs arranged through the agent sometimes carry a markup on the contractor's invoice.
In managed developments, service charge queries and access arrangements can also attract extra fees, so it is worth asking how these are handled.
Caso Portfolio is 5% of rent plus VAT, and Caso Complete is 8% of rent plus VAT. Rent guarantee is available at cost with no Caso markup. There are no setup, renewal or exit fees, and rent reaches you within 3 working days of the tenant paying.
For landlords with properties across both Manchester and Salford, this gives one consistent fee structure regardless of council or property type.
General information, not legal or tax advice. Landlord information last reviewed: September 2026. GOV.UK: renting out a property
Cost comparison
Starts at the typical 2 bed rent in Manchester.
Agent figures are indicative, from a published high-street fee sheet, April 2026. Your own agent's fees may differ. Finding a tenant is excluded on both sides.
Use the full fee calculatorWe manage, we do not let. When your property is empty we appoint one of the best letting agents in your area to find the tenant. Their fee is agreed with you in writing before anything starts, and Caso adds nothing to it. We brief the agent, approve the marketing, check every applicant's referencing, handle the move-in and protect the deposit. You deal with one company throughout.
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Figures supplied on 11 October 2026. Monthly management on Manchester's average rent of £1,400. VAT is included only where stated. Agent B uses supplied working bands: £109 below £1,000 rent, £129 from £1,000 to £2,000, and £159 above £2,000. These simplify its published bands. Setup and tenant-finding costs are separate.
£150 a month
£129 a month
£140 a month
£91 a month
£144 a month
£134 a month inc VAT
Flat fees look cheap until the setup fee, the tie-in and the tenant-find charge are added. Caso has none of them.
Caso has no own tenant-finding charge. The appointed local agent's fee still applies and is agreed with you first.
