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Most London letting agents charge one fee for finding a tenant, and then another for cleaning, another for inventory, another for EICR, another for gas safety, another for EPC. We were built around a different promise: every service, delivered in-house, under one commission. And we guarantee a full 12-month rental period, not just the tenancy.
Most letting agents guarantee their fee for a single tenancy. If the tenant leaves in month three, you start again: new referencing fee, new tenant-find fee, new everything.
We guarantee a 12-month rental period. If your tenant leaves inside that window for any reason, we find and place a replacement at no tenant-finding cost. Since the Renters' Rights Act 2025 abolished Section 21 and made possession harder to schedule, this is no longer a nice-to-have. It's the difference between a stable letting year and a scramble. With non-compliance now carrying civil penalties of up to £40,000, getting the tenancy lifecycle right has never mattered more.
The tenant-finding fee is covered; the turnaround itself, a fresh clean, a new inventory report and any replacement certificates, still needs paying for. You're free to use any supplier you like for those, or we'll handle them at our in-house rate. We're upfront because we'd rather you know up front.
The value of "included, in-house" isn't abstract. It shows up in specific, measurable ways every time your property goes through a tenancy cycle, and especially when it doesn't go to plan.
See the Breakdown →If your tenant leaves inside the year, we find a replacement with no tenant-finding fee. Material value in the post-Section-21 era.
EICR, gas safety and EPC are included in Service Pack Two and both management tiers. No surprise invoices 48 hours before a tenancy starts.
When an agent subcontracts a job, the invoice you see can carry a margin you do not. Our teams are on payroll, not on invoice.
Check-out, clean, inspection and check-in scheduled as one day's work by one team. Void days are lost rent. We treat them that way.
Repairs, compliance, accounts, tenant liaison: one name, one email, one phone number. Not a call centre, not a ticket queue.
Management commission is charged on rent received, not rent due. If the property is empty, we're not charging you for the privilege.
Built from Foxtons’ published landlord fees, verified August 2026, all inclusive of VAT. Foxtons is used because it publishes a complete, itemised, dated schedule; most London agents publish no percentage at all. Figures are for a 12-month tenancy on a £2,400 pcm two-bedroom property with gas, the same basis as the calculator below.
| Service / Fee | AIHPG Service Pack Two |
Foxtons Published fees, August 2026 |
|---|---|---|
| 12-month rental period guarantee Tenant-finding fee waived if tenant leaves within 12 months |
✓Included | ✕Not published |
| Tenant finding & referencing Professional photography, portal listings, accompanied viewings, full referencing |
✓8.5% of annual rent, £2,448 | ✓13.2% inc VAT, £3,802 |
| Tenancy agreement drafting 2026-compliant, Renters’ Rights Act ready |
✓Included | ✕Charged separately |
| Check-in inventory report AIIC-accredited, photographic |
✓Included | ✕£280 |
| Pre-tenancy clean Before the incoming tenant moves in |
✓Included | ✕£350 |
| Gas safety certificate (annual) Legally required if gas is present |
✓Included | ✕£150 |
| EICR (5-year electrical) Legally required; renewed before expiry |
✓Included | ✕£300 |
| End-of-tenancy clean When the outgoing tenant leaves |
✓Included | ✕£350 |
| Check-out report At end of tenancy |
✓Included | ✕£200 |
| EPC (10-year energy) Legally required for letting |
✓Included | ✕£150 |
| Key handover service Professional move-in with tenant |
✓Included | ✕Not published |
| Commission during void periods When property is empty |
✓Never charged | ✕Not published |
| Contractor mark-ups on repairs For any maintenance work |
✓None, in-house decorators | ✕Not published |
| Total for a 12-month tenancy on £2,400 pcm | £2,448 commission only |
£5,582 commission + £1,780 in extras |
Comparison based on Foxtons’ published landlord fees, verified August 2026: 13.2% inc VAT letting commission in the first year, plus 7.2% inc VAT for management, plus their published two-bedroom charges for the check-in inventory, the pre-tenancy clean, the gas safety certificate, the EICR, the end-of-tenancy clean, the check-out report and the EPC. Foxtons publishes a price for a clean, not a price for two cleans, so the pre-tenancy clean and the end-of-tenancy clean are each costed at that one published per-clean rate. Foxtons publishes a single management fee, so the same benchmark applies to both AIHPG management tiers. All figures inclusive of VAT. Estimates only. Agent fees vary by property and negotiation, so request a written fee schedule before instructing anyone. This table is let only, so it carries the letting commission and those seven matched charges: “Charged separately” marks an item their schedule prices but which cannot be matched item for item to an AIHPG inclusion, and “Not published” marks one their fee schedule does not price at all.
Enter your rent and service level. We'll show what a typical London agent would charge for the same service, and what AIHPG's bundled price looks like instead.
Estimates only, for a precise quote, request a free valuation.
| Item | AIHPG | Typical agent |
|---|---|---|
| Letting commission | 8.5% inc VAT | 13.2% inc VAT |
| Management commission | 8% inc VAT, from month 2 | 7.2% inc VAT |
| Check-in inventory | Included | £280 |
| Pre-tenancy clean | Included | £350 |
| Gas safety certificate | Included | £150 |
| EICR | Included | £300 |
| End of tenancy clean | Included | £350 |
| Check-out report | Included | £200 |
| EPC | Included | £150 |
If your tenant leaves within the first 12 months, we re-let at no additional letting fee. Standard service costs apply.
Get My Free Valuation →Comparison based on Foxtons' published landlord fees, verified August 2026: 13.2% inc VAT letting commission in the first year, plus 7.2% inc VAT for management, plus their published two-bedroom charges for the check-in inventory, the pre-tenancy clean, the gas safety certificate, the EICR, the end-of-tenancy clean, the check-out report and the EPC. Foxtons publishes a price for a clean, not a price for two cleans, so the pre-tenancy clean and the end-of-tenancy clean are each costed at that one published per-clean rate. Foxtons publishes a single management fee, so the same benchmark applies to both AIHPG management tiers. All figures inclusive of VAT. Estimates only. Agent fees vary by property and negotiation, so request a written fee schedule before instructing anyone.
"In-house" means exactly that. When you ask for a clean, an inventory, a decorator, an inspection: the person who turns up is an AIHPG employee, not a third-party contractor with their own priorities and their own mark-up.
Accreditations behind our work: Gas Safe for gas, NICEIC for electrical, AIIC for inventories.
Your account manager, property manager, and compliance coordinator are AIHPG staff. One point of contact, not a call centre rotation.
End-of-tenancy cleans delivered by our own cleaners, sister-company ClickCleanit. No outsourcing, transparent fixed pricing, scheduled in the void days not across them.
AIIC-accredited check-in, check-out and mid-term reports, delivered by our own inventory team, sister-company Click Inventories. Photographic and legally robust.
Painting, small repairs, cosmetic refreshes between tenancies, handled by AIHPG's decoration team, not subcontracted at a mark-up.
EICR and gas safety work is delivered by a small panel of long-term trusted engineers, scheduled by us and charged at transparent fixed pricing. Listed-building experienced.
Every listing shot by our own property photographers, not a stock brief sent to a freelancer. Consistent quality, scheduled in one visit.
If there's something here we haven't covered, ask us directly, the answer won't be hidden in a contract footnote.
We guarantee a full 12-month rental period, not just the initial tenancy. If your tenant leaves inside that window for any reason, we find and place a replacement at no tenant-finding cost.
What's waived: photography, portal re-listing, viewings, referencing, drafting the new tenancy agreement, deposit registration. What's payable: the physical turnaround itself: a fresh clean for the new tenant, a new check-in inventory, and any compliance certificates that happen to be due for renewal. These can be sourced from any supplier you prefer, or handled at in-house cost with no mark-up.
Since the Renters' Rights Act 2025 abolished Section 21, tenancy turnover has become harder to plan for. This guarantee is our answer to that.
Every service is delivered by AIHPG staff rather than subcontracted to third parties. Our cleaners, inventory clerks, decorators, property managers and letting agents are all on our payroll. This is how we can include services others charge for separately. There is no contractor mark-up to pass on.
Specialist work (electrical remediation, gas engineering, larger renovations) uses a small panel of long-term vetted partners, scheduled by us and charged at transparent fixed pricing.
No. Our commissions, 7.5% and 8.5% on let only, 8% and 10% on management, sit within market rates for London letting agents. The difference is that at those rates we include cleaning, inventory, EICR, gas safety, EPC and (at Service Pack Two) decoration.
Published fees run higher on both counts: Foxtons, one of the few London agents publishing a full schedule, charges 13.2% inc VAT letting commission in the first year plus 7.2% inc VAT for management, and bills the check-in inventory, pre-tenancy clean, gas safety, EICR, end-of-tenancy clean, check-out and EPC on top, £1,780 at their published two-bedroom rates, verified August 2026. That's the "pay more for less" pattern the business was founded to replace.
The entire tenant-finding fee for the replacement. That includes new photography, re-listing across Rightmove, Zoopla and OnTheMarket, accompanied viewings, full tenant referencing, drafting a new tenancy agreement, and deposit registration.
What remains payable is the physical turnaround: cleaning the property for the new tenant, a new check-in inventory, and any compliance certificates that happen to fall due. You're free to use any supplier for these; if we handle them at in-house cost, it's typically less than half what a subcontracted supplier would bill.
No. Management commission is charged on rent received only. When the property is empty, we are not charging you.
Some agents structure their contracts so that commission continues to accrue during voids, always read the small print on clauses that reference "rent due" rather than "rent received".
Yes. Our inventory reports are AIIC-accredited. Our tenancy deposits are registered with government-approved schemes. Our tenancy agreements are drawn to meet the Renters' Rights Act 2025 requirements.
Free valuation, honest answer, no follow-up sales calls. We'll visit the property, price it against current comparables, and show you exactly what's included, and what's not.
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