Is self-management still saving landlords what they think it is?
For many landlords, self-management starts with a simple calculation. Handle the property yourself, keep closer control and avoid paying a recurring management fee. For some, that arrangement works perfectly well. But as portfolios grow and the regulatory environment changes, the calculation is no longer only about the management fee. Time, administration, maintenance, tenant communication and keeping up with changing requirements all have a value too. New research into self-managing portfolio landlords suggests that a growing number are beginning to question whether handling everything themselves remains the most practical option.
Three-quarters say managing their portfolio has become harder
Research commissioned by residential property management company Rushbrook found that 74% of the self-managing landlords surveyed said managing their rental portfolio had become harder over the previous three years. More than half, at 57%, said recent changes to rental market regulation had made them reconsider whether they wanted to continue managing their properties themselves.
The research surveyed 525 self-managing landlords on 8 September 2026. Importantly, it was weighted towards landlords with larger portfolios: 62% owned six or more rental properties and 36% owned at least 11. The figures therefore tell us particularly about the pressures facing portfolio landlords rather than necessarily representing every landlord with a single rental property.
The research was also commissioned by a property management company, so it is worth reading the findings in that context. Even so, the individual pressures identified, particularly time, maintenance and compliance, raise useful questions for any landlord deciding how involved they want to remain in day-to-day management.
31 hours a month changes the calculation
One of the most striking findings concerns time. According to the research, 68% of respondents said they spend at least 31 hours each month managing their rental properties. A further 17% reported spending between 21 and 30 hours.
At that point, the question becomes more interesting than simply comparing a management fee against zero. What is the landlord's own time worth? Managing contractor appointments, responding to tenants, checking documents, organising access, following up repairs and keeping records may each seem relatively manageable in isolation. Across several properties, however, those individual tasks can quickly become a significant ongoing workload.
Maintenance appears to be taking the biggest share of landlords' time
Although compliance and legislation were identified as the largest source of stress, maintenance and repairs were the most time-consuming part of self-management. Some 52% of respondents identified maintenance as the area demanding the most time.
Perhaps more importantly, 77% said they regularly delay non-urgent maintenance because they do not have enough time to arrange it
That does not necessarily mean a property is being neglected. Non-urgent work is, by definition, not an emergency. But repeated delays can create a backlog, and minor issues do not always remain minor. Good property management involves more than receiving a maintenance report. Someone needs to assess what is required, contact the right contractor, arrange access, follow up the work and keep the relevant people informed until the issue is actually resolved.
Compliance is creating a different kind of pressure
The research found that 41% of respondents considered compliance and legislation their biggest source of stress, ahead of maintenance and repairs, changes between tenancies and tenant communication.
That is understandable in a sector that has undergone significant change. The Renters' Rights Act introduced new tenancy rules in England from 1 May 2026, while landlords must also continue meeting the existing obligations that remain applicable to their properties and tenancies.
Using a managing agent can provide additional systems, oversight and support, but it is important not to think of professional management as simply transferring every legal responsibility elsewhere. Government guidance confirms that landlords can use agents and others acting on their behalf to fulfil duties, while agents themselves can also be liable for certain breaches. Responsibilities therefore need to be understood and managed properly rather than assumed to disappear. GOV.UK
The hidden cost of doing everything yourself
Management fees are visible. The cost of self-management is often less obvious. A few hours spent arranging a repair here, responding to a tenant there and checking paperwork at the end of the month may not initially feel like a major expense. Across a portfolio, those hours accumulate.
There is also the interruption factor. Property management rarely arrives as a neatly scheduled task. A contractor may need access while you are working. A tenant may report an issue when you are away. A certificate may need renewing while several other matters are already competing for attention. For some landlords, retaining direct control is worth that involvement. For others, the amount of time being absorbed eventually outweighs the saving made by managing everything personally.
Professional management does not have to mean losing control
One of the understandable concerns about appointing a property manager is the feeling that the landlord may become disconnected from their own property. Good management should achieve the opposite. The aim should be to remove unnecessary day-to-day administration while giving the landlord clearer oversight of the things that actually require their attention.
A landlord should still know when significant maintenance is required, understand important decisions and have visibility over what is happening with the property. The difference is that they should not need to personally chase every contractor, coordinate every access request or follow every issue from report to completion.
When does self-management still make sense?
Professional management is not automatically the right answer for every landlord. Someone with one nearby property, reliable contractors, plenty of available time and confidence in managing the relevant requirements may be entirely comfortable continuing to self-manage. The question becomes more relevant when the portfolio grows, the landlord lives further away, maintenance starts taking longer to organise or the amount of administration begins competing with work and personal commitments.
It is therefore less about whether self-management is right or wrong and more about whether the arrangement still works for the landlord and the property.
A useful question: what are you still doing yourself?
If you are considering whether professional management is worthwhile, look at the previous few months rather than thinking about the service in abstract terms. How often have you needed to arrange contractors? How much time has gone into tenant communication? Have maintenance issues needed repeated chasing? Are property documents and renewal dates easy to locate? How often has managing the property interrupted something else?
Those answers provide a much better indication of the real cost of self-management than simply looking at the management fee.
Why are landlords considering professional management?
When respondents to the Rushbrook survey were asked what would most likely make them consider professional management, keeping on top of legislation and compliance ranked first at 26%. Saving time followed at 21%, reducing stress at 15%, dealing with tenants at 11% and managing maintenance and repairs at 9%.
Those results are significant because the main motivations are not simply about finding tenants or collecting rent. They are about reducing the operational burden of owning rental property.
How Snow White Property Management can help
Snow White Property Management provides Residential Property Management for landlords across Surbiton, Kingston upon Thames, South West London, Surrey and surrounding areas.
Our approach focuses on clear communication, organised maintenance coordination, tenant communication, property oversight and dependable follow-through, helping landlords retain visibility over their property without having to personally manage every day-to-day issue.
For landlords who do not require full management, our Flexible Property Support service can also provide help with individual areas such as property visits, inspections, contractor access and maintenance coordination.
The bottom line
Self-managing a rental property can work well, and professional management is not automatically necessary simply because regulations or responsibilities change. But the latest research highlights an important point: the true cost of self-management includes more than money. It includes time, administration, maintenance coordination, communication and the responsibility of keeping important matters organised.
If those demands are beginning to outweigh the benefit of handling everything yourself, it may be worth reviewing whether the way your property is managed still suits you.
Could your property management be taking up less of your time?
If you are currently self-managing and would like to understand what professional management could look like for your property or portfolio, Snow White Property Management can provide a tailored proposal based on the support you actually require.
Call 020 3677 3337, email info@swpmanagement.co.uk or submit a property management enquiry through swpmanagement.co.uk.
This article is intended as general information and not legal advice. Research commissioned by Rushbrook and conducted by FindOutNow among 525 self-managing landlords on 8 September 2026.
