Yeah, this is basically why I as a landlord have an agent who takes 10%+VAT just to know what the rules are and who to call when things go wrong, and then bills

Yeah, this is basically why I as a landlord have an agent who takes 10%+VAT just to know what the rules are and who to call when things go wrong, and then bills me on top for listing the property when empty, any works that need doing etc.