Letting fees query

[LadyCelia]

We're thinking about letting our home out on a very long term let (3 years). Is it normal for the lettings agents to charge lettings fees every year if the same tenants stay there, or do they only charge a one off lettings fee or a new fee if they have to find new tenants? None of the agents that I'm looking at online seem to say what their fee structure is for a long term let. Thanks!

Letting agent fees are not regulated in England, and I regret they do charge what they like. Which means they extract cash at every renewal.

make sure they are ARLA or similar at least, and do some heavy negotiating.

be very careful who you are signing up for 3 years.

A letting agent will usually charge you a fee (equal to one months rent) to find the tenant and to do the agreement and checks. If the agreement is for a year they will then charge you to renew the agreement after the year. However, unless the tenant specifically wants another AST for a year, you can just continue with the original AST but it will then be a rolling contract and wouldn't need renewing, with the tenant being able to give one months notice and you giving two months.
If you get a three year contract please have a break clause of 6 months for your own protection.
You need to do your homework, agents lie through their teeth and if you don't know any different they will rip you off. Look at the Shelter Website for info or any government website.

just to check that you know about:

• changing to a buy to let mortgage
• rental property insurance: buildings, contents, legal expenses, malicious damage, rent guarantee
• gas safe certs
• deposit protection

the agency will help if they are a good one but ALL the legal onus is on YOU.

You need to do your homework, agents lie through their teeth and if you don't know any different they will rip you off. Look at the Shelter Website for info or any government website.

Perhaps in England but NOT in Scotland.

As the OP didn't state she was in Scotland, I gathered she was in England in which case I stand by what I say. They are not regulated here and will lie to get business, then lie again to get more money from both the LL and the tenant.

Fair enough but you didn't say England so were effectively tarnishing us all with the same brush.

No agent is going to be happy doing a 36 month contract. As they make their fees at contract renewal time (because printing out a form, putting it in an envelope and popping a stamp on is SO difficult and therefore worth about £100)
They will probably try to get you to do 12 months at a time and will also push you to increase the rent at every renewal too. They can be right arses, do your research.