At Evergreen Property, we speak with landlords every week who are surprised to learn just how many additional charges their agent charges ‘on top’ of their advertised management fee. If you’re comparing letting agents, we want to help you make a fully informed decision—because when it comes to your investment, transparency matters.
Your choice should be based on your financial return over a 12-month period.
We believe the true value of a letting agent is measured not just by what they charge—but by what they include, what they prevent, and what they save you in the long run.
Let’s take a look at what most agents charge, and how Evergreen does it differently.
What Does a Monthly Management Fee Typically Cover?
Most letting agents in Edinburgh will charge a management fee ranging from 10–15% + VAT.
This usually covers:
- Rent collection
- Tenant liaison
- Basic compliance reminders
- Periodic inspections
- Organising maintenance
- Day-to-day communication
Hidden Charges You Might Be Paying
Here are some common fees that other landlords often don’t know they’re paying:
- Tenant Find or Letting Fee
This can be charged in addition to the management fee—typically £300–£600 or a % of the monthly rent.
It covers:
- Photography & Property Marketing
- Professional Referencing
- Deposit registration
- Tenancy agreement setup
At Evergreen: We offer clear packages with no surprise duplication between services.
Managing Cost at The End of Tenancy
Voids are almost unavoidable in property. However, whilst many agents see this as an opportunity to make more money (re-let fees, unnecessary maintenance etc).
At Evergreen We will endeavour to ensure voids are minimised and, in some cases, income maximised.
Whilst many agents will charge 25-50% of the monthly rent as a re-let fee, we have, reluctantly had to introduce our first re-let fee. Whilst other agents may charge up to £600 to find and set up a new tenancy, Evergreen has capped this at £120 (100+VAT). We also believe part of our job is to find tenants who will stay for a long time and so if your previous tenancy lasted between 6-12 months, you will only be charged £60 (£50+VAT) and if under 6 months, YOU WILL PAY NO RE-LET FEE.
Further, working in conjunction with our Short Lets Team, this Summer, we have successfully obtained Temporary Licences for properties where the tenants gave notice before Summer. This allows us to apply for a 6 week (extendable to 12 weeks) licence at minimum costs for maximum return. Whilst being marketed and occupied by our short let team, we can continue to market and fill the property for September/October whilst maximising a potentially difficult Summer Void period!
The Hidden Cost of Maintenance and compliance
Why are some agents’ maintenance invoices so high?
At Evergreen, we negotiate discounts with most of the trades we regularly use. This could be a GSC, an EPC or the use of a handyman. We pass these discounts directly to you and our landlords pay exactly what the trades receive and charge.
We know that many sub-contracted trades who work with other agencies are asked to inflate their invoices by between 10-20%. The trades are then invoiced by the agent on a monthly or quarterly basis and have to pay the agent this “referral fee”. YOU, the landlord, pay that fee in increased costs. We think this is wrong and NEVER mark up or receive any commission from any work we ask our trusted traders to undertake.
In-house maintenance can be even more lucrative for agents with very little competition for the work, and this can allow the agent/in-house maintenance team to charge much more than the going market rate.
Whether we instruct compliance work, maintenance or even a replacement item, we never make money from these transactions – all savings are passed to you, our client!
OUR VALUE PROMISE – We will never make money from outsourced work we instruct on behalf of landlords.
Why Evergreen Is Different
We’re not just another agent—we’re a long-term partner. That means:
✔️ Transparent pricing – no last-minute surprises
✔️ Cost-conscious contractor handling
✔️ Ongoing guidance on compliance and savings
✔️ Real, local support—right here in Edinburgh
✔️ Smaller, fully qualified, experienced and dedicated team
We do more than just collect rent. We help landlords retain more of their income, reduce void periods, and avoid costly mistakes.
Landlords, here’s our Challenge to you:
How much could Evergreen save you each year?
Whether you manage your own property or work with another agent, we’ll review your property performance (for free!) and show you where savings can be made—without compromising service.
Let’s talk numbers. Let’s protect your investment
Ready for a no-obligation portfolio review?
Call 0131 235 2373 (OPTION 1)
email lettings@evergreen-property.co.uk
