Questions to ask a rental agent before signing a mandate

Before you hand a rental agent exclusive rights to your property, you need to know exactly what you're agreeing to and whether they're the right fit. A mandate is not a handshake—it's a legal commitment, often locked for months. The agent benefits from certainty; you need clarity. The tension is simple: rushing through a mandate costs you time and money later, but asking the right questions upfront takes an hour now and saves you weeks of frustration.

The best way to vet a rental agent is to listen to how they answer. Vague responses, evasion, or promises that sound too neat are red flags. Good answers are specific, honest about limits, and grounded in what they actually do.

What commission structure are you offering, and when do I pay?

This is the first line item, but it's also the one agents often dance around. A solid answer tells you the percentage, who pays it (you, the tenant, or split), and exactly when the money changes hands—usually once the lease is signed and the tenant moves in.

If an agent says "we'll discuss fees later" or quotes a range so wide it's meaningless, that's a stall. They may be hoping you'll accept whatever they propose once you're locked in. A reputable agent will give you the number upfront, in writing, before you sign the mandate. They'll also explain what that fee covers—are they finding the tenant only, or handling reference checks, lease drafting, and the first month's collection too? These extras shift the value.

How will you market my property, and can I see examples of past listings?

You want to know whether they're posting to major portals, using professional photos, writing compelling descriptions, or just throwing up a grainy snap. Ask them to show you three recent listings they've managed—not the best ones, just recent ones. Look at the quality of the write-up, the photos, and how quickly those properties rented.

If they hesitate or say "we show properties to serious buyers only", that's evasive. Modern rental agents market openly online; it attracts more tenant enquiries, which benefits you. They should be confident showing you their work.

What does your tenant vetting process include?

This is crucial. You need to hear specifics:

• Employment verification (do they contact the employer?)
• Reference checks (how many? who do they call?)
• Credit and identity checks (which screening service?)
• Income ratio checks (do they verify the tenant earns enough?)
• Criminal history checks (if applicable)

A vague answer like "we check they're credible" is not enough. A strong agent will describe their process step-by-step, explain what red flags stop them from recommending a tenant, and tell you how long the full check takes. They should also be clear: are you, the landlord, doing the final sign-off, or are they gatekeeping?

What happens if the tenant stops paying rent or damages the property?

This is where many agents go quiet, because it's where their role gets murky. A good agent will be honest: they found the tenant and took the commission, but enforcement—eviction, debt collection, repair claims—usually lands on you or requires a separate legal arrangement.

Ask them point-blank: "If rent goes unpaid, what do you do?" The honest answer is often "we'll remind them, but you'll need a lawyer or debt collector if it escalates." Some agents do offer additional services (debt collection, legal support) for an extra fee. If they suggest they'll "sort it", press them: in writing, at what cost, and using which legal process?

Also ask about their contract—does the mandate end if they fail to find a tenant by a certain date? Can you exit early if you're unhappy? If they resist putting limits in, they're prioritising their security over yours.

How often will you update me, and who's my main contact?

You should expect regular communication: weekly or bi-weekly updates on enquiries, showings, and interest. Agree on how you'll stay in touch—WhatsApp, email, phone—and confirm they have your preferred contact method.

If they're vague about check-ins or say "we'll contact you when something happens", you'll end up chasing them. Transparency costs them nothing.

Mandates can be the right move if you find an agent who answers straight. When you're ready to compare agents side-by-side, look for those who provide written fee quotes, clear vetting processes, and honest boundaries about what they will and won't handle. You'll find verified rental agents on Strove who are used to fielding these exact questions and have the track record to back up their answers.