Mashroom Online Agent- The Updated Review No One Wanted!

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Mashroom - online letting agent

Enter their name into Google and watch your intended search get dismantled as you get served a bunch of crap about fleshy, spore-bearing funguses.

Unfortunately, questionable branding decisions might be the least of Mashroom’s problems in 2023.

If you happened to have read (and remember) my previous iteration of this blog post – first published in February 2021 – then today’s updated version in 2023 is going to be unrecognisable, and that’s because Mashroom has terminated their market-disrupting FREE tenant-find service, which included Rightmove & Zoopla listings for 30 glorious days – a product I called “absurdly attractive” at the time, and was the focal point of the entire post.

Alas, as of today, in August 2023, it’s over! The lights are off! It’s over! they’ve decommissioned the freebie and tossed it into the scrapheap.

Mashroom is officially no longer a charity, and once again OpenRent’s insanely popular 5 day free trial tenant-find service reigns supreme (a product that has been going strong for several years now, with no signs of slowing down).

But what now for Mashroom? Now that they no longer offer the very thing that put them on the map, do I think they’re still worth it? Do they have anything else to offer?

To put it mildly, they’ve become an incredibly difficult sell overnight, but there’s probably some sparkle left for someone.

I ‘spose this is a bittersweet moment, well at least for me it is, because I get to walk away saying “I called it“. At the time, I was vocal about how I thought Mashroom’s free tenant-find service being nothing more than a fabulous yet unsustainable loss-leading product, designed to get landlords through the doors. And that’s precisely why I encouraged landlords to take advantage while the sun was shinning.

I saw early signs of my prediction coming to fruition last year, when they removed the “rent collection” feature from their free tenant-find service, which was a sweet option that came included at no extra cost.

Fair play to Mashroom though, they burnt a massive hole in their pocket for 2 years while many of us got to take advantage. But now, we have a new reality to come to terms with, and it certainly ain’t free…

Table of contents

So what services are Mashroom actually offering landlords?

This is where it all gets a bit… odd. And disappointing.

Mashroom seem to have made the strategic decision to transition from offering the best deal on the market to a mediocre one at best.

But first, I need get the following off my hairy chest before I implode: WTF is Mashroom’s website? Seriously, WHAT IS IT, specifically their homepage? If I didn’t know Mashroom was a “one stop shop” for landlords, offering a range of products and services, I’d assume they’re a snooze-fest digital newspaper, covering the rental market. I genuinely find their approach very strange and toe-curling.

Right, thank you, my chest is officially lighter. let’s move on…

Mashroom no longer offers a standalone “tenant-find” service, let alone a free one, it’s now only available through one out of their two Let & Protect” packages, which demand a monthly fee, and comes bundled with a rent collection service, and various insurance products. This suggests that Mashroom are now focusing their efforts on servicing landlords that require a little more hand-holding.

Mashroom letting packages

To find out more about their “Let & Protect” packages.

To be fair, I get why they’ve made this pivot from a business perspective; they obviously want their core services to generate regular monthly revenue, as opposed to flogging freebies and sporadic one-off packages. In other words, there’s more money to be made from landlords that require more than just a basic tenant-find service.

While I get it, I also believe they’ve fumbled the ball by removing a standalone tenant-find service altogether because now they’ve alienated a gigantic portion of the self-managing landlord market (but at the same time, I hope they don’t reintroduce it in some form, because I seriously can’t be assed to rewrite this review again. they’ve made their bed for better or for worse, so they should lie in it now!).

Is Mashroom’s “Let & Protect” packages worth it?

It depends.

I can see why their Let & Protect pages would appeal to certain landlords more than others, but at the same time their packages seem very average at best, and entirely nonsensical and overpriced at worst. Bear in mind, I once described Mashroom’s service as “absurdly attractive“, so their shift in direction feels grossly underwhelming.

First and foremost, I find myself shuddering when I see online agents using a percentage based pricing model, because it’s a high-street agent approach, which goes against the beauty of what we expect from modern day online agents – low cost, fixed fees.

Mashroom’s new direction leads me to believe that they’re trying to position themselves in between online agents and high-street agents. Fair enough. But I have to question, is there a genuine appetite for this kind of service from landlords, or is Mashroom just trying to create a new market in order to be different? I really don’t know, I’m genuinely asking. Presumably, they have the data to suggest there is a market, but I do question the size of it.

Objectively, I see the appeal of their service up to a certain point. I do like the features they’ve bundled, they seem useful for landlords keen on self-preservation and convenience. However, the reality is, there’s no USP being offered here; Mashroom have just bundled products together that can ordinarily be purchased separately at fixed costs, and chosen to flog them on a monthly retainer based on rental income (which can prove to be stupid-expensive for some landlords, which we’ll discover next).

let’s quickly crunch some numbers!

Feature5% Let & ProtectCustom
Rent PCM£1,000£1,000
Tenant-find30 days service£243 months service, by OpenRent
Rent Collection£120by OpenRent
Rent Guarantee & Legal Protection£180by Husmus
Home Emergency Insurance£180avg cost for mid-tier coverage
Monthly cost£50£42
Annual cost£600£504

So based on those numbers and additional calculations, Mashroom’s 5% package is only competitive if rent is charged at £850 PCM or less. In this day and age, with skyrocketing rents, I don’t think many will be getting the deal of the century with that offer.

For example, if rent is charged at £2,000 PCM, which isn’t unreasonable in 2023, then Mashroom’s 5% price point makes absolutely no sense in my puny mind.

The obvious problem with using a percentage based pricing model for a service like this is that some people will get shafted if rent exceeds a certain threshold. Not a particularly high one either, to be clear.

A lot of the services being offered in the bundles aren’t particularly sensitive to the rent amount (which is why they’re available separately at fixed costs), so that means as your costs increase in line with the rental income, the value you receive in return doesn’t move in tandem. That’s precisely why I and many others don’t like traditional high-street agents and their fees. For example, it doesn’t require more energy to collect £500 rent per month from a tenant than collecting £5,000, yet there’s a huge discrepancy in cost to the landlord. That’s precisely why so self-managing landlords have gone digital, to avoid these shenanigans.

Would I discourage anyone from using Mashroom’s Let & Protect service?


Put it this way, if you want the features that come with any of their packages and the price point makes sense for you, I’m not going to discourage you, but I’d definitely encourage crunching the numbers first.

Costing concerns aside, the crux of my issue is that I can’t think of any standout reason for why I would use their service anymore, other than, “it looks okay, it’s a Tuesday, so why not?” (a sentiment I’ve come across before in my youth, usually during the lead up to a one night stand after a piss-up in my local Spoon’s), and I think that’s a problem.

I don’t believe anyone with a shred of common sense expected Mashroom’s free tenant-find service to last forever, it was clearly unsustainable from the jump. So I don’t believe that’s a problem, but rather, they’ve replaced a market-leading product with mediocracy. So, like, what’s the point of their existence now?

They’ve become a take it or leave it proposition for me.

Tenant-find services (OpenRent still continue to reign supreme)

Since Mashroom have thrown in the tenant-find towel, they won’t be able to assist landlords that are in need of a standalone tenant-find service, which will facilitate with listing their rental property listed on Rightmove & Zoopla in order to generate enquiries.

Fortunately, I don’t think this is a world-destroying moment for landlords, because absolutely nothing has changed. Several other online letting agents, including OpenRent (who I always considered to be the better choice anyways), are still in business, offering low and fixed-cost tenant find services.

My original comments still holds true (In fact, more than ever before):

Is Mashroom the new OpenRent? Christ no!

OpenRent have been around for a long-ass time and have serviced thousands of landlords, so they’ve got one hell of a system in place. I’d expect a better service from OpenRent today, tomorrow and the next few years at the very least, and that’s not a personal or scathing attack against Mashroom, that’s just the real advantage of time and experience. I still believe OpenRent holds supreme in the space for a pure “tenant-find” service, providing the loudest bang for your buck. Awesome service, very intuitive, and all round pucka!

Letting AgentRatingTermIncludes / NotesPrice
Google Reviews
5 days / 3 months*
Includes / Notes

Ultimate Advertising package
  • Key features
  • Rightmove listing
  • Zoopla listing
  • Optional add-on products
  • £69 EPC
  • £45 Gas safety check
  • £159 EICR (+ £10 per bedroom)
  • £20 Tenant referencing (1 x tenant)
  • £79 Photograghs & Floorplan

*5 days free, and then the option of continuing service for 3 months for £39 for new customers and £49 for returning customers!


Free Trial

*FREE Inc VATNo hidden fees, no credit card details required!

Visit Website

A word on Mashroom’s unique “Tenant Team Up” feature!

Is this the solution to tenant viewings we have all been waiting for?


But it’s interesting, and it’s a feature of their service they wanted me to push (because it’s different).

If you go onto the Mashroom website you might notice a feature called “Team Up“, which facilitates in arranging outgoing tenants to conduct viewings on behalf of the landlord in exchange for one week’s rent.

When I first became aware of the feature I recoiled and thought “Oh blimey!!! Did management fall off the wagon and think of this idea during a piss-up?”

After I let the idea swirl around a little and returned back to my regular position… my mind hadn’t changed.

This doesn’t work! Just like allowing tenants to paint and decorate in return for a rent reduction usually doesn’t.

It’s a feature that could seem like a good idea to someone that isn’t a landlord, but to an actual self-managing landlord with a smidgen of good judgement and experience, the idea of allowing tenants to conduct viewings should be filled with gaping holes the size of elephants:

  • Meeting prospective tenants’ in-person is the most telling and useful aspect of referencing; it gives landlords the opportunity to measure character and compatibility.
  • I rank the landlord’s gut instinct as the single most important indicator when it comes to tenant selection.
  • It’s not in the tenant’s best interest to recommend the most suitable replacement. Why would they give a flying fig? They’re not the ones that will have to deal with them.

    Fuck, I mean, if I was a tenant taking viewings, I might just recommend the worst one for a laugh.

  • If I’m going to dig into my pockets for a viewing service I’d rather pay a letting agent, because at least then I’ll benefit from expertise and consumer protection [if it all goes tits-up due to negligence].

    Where’s my protection if my tenant recommends a complete donut?

For those reasons, I have always actively encouraged landlords to take their own viewings even if it’s inconvenient as hell (which it is; always a chore, never a joy), so it’s not exactly a feature I can get behind.

Yes, I very much understand the problems with viewings and I understand how Mashroom ended up where they have, but I actually believe this feature is trying to solve a problem that doesn’t really exist for self-managing landlords on any significant scale. Or at least, I think the real problem has been misdiagnosed.

This isn’t a money issue. I have great relationships with my tenants so I’m confident if I asked them to take viewings they wouldn’t really mind (within reason). And if I didn’t have a great relationship with them and I thought I’d have to pay them, I wouldn’t want them to take the viewings. See the problem here?

The real issue is I don’t want my tenants to conduct viewings for love nor money.

I’m inclined to believe Team-up can easily create more problems than it solves, but above all, it encourages bad practice. So if I were Mashroom I’d strongly consider how well this feature genuinely serves landlords.

In any case, I thought I’d mention it because it is different and I can see where there might be limited appeal and necessity. It’s there if you need it.

Do I continue to support & recommend Mashroom?

Of course! I’m still their affiliate partner (although, judging by the tone and direction of this blog post, you probably never would have guessed).

I’ve obviously had to rummage through all my blog posts where their “free tenant-find” service was featured and remove them all (which was very annoying in itself), and I’m very unlikely to give much exposure to their “Let & Protect” packages in their current form, because as said, I don’t see anything special about it.

However, Mashroom still offers a wide range of ad-hoc services that are very useful and cost-effective, such as professional property photography services, inventory services etc, so I’ll continue to hype them where relevant.

I still have a good relationship with Mashroom (well, that may change if they ever come across this update) – my contact there has always been super nice and responsive – so my thoughts aren’t personal or intended to be malicious, but rather unapologetically objective.

If you decide to give either of Mashroom’s “Let & Protect” packages a toss in the wok (I couldn’t resist, I make no apologies!), then super, pretty please drop a comment and let me know how you get on!

Fly free, my lab-rats!

Other than that, please share your thoughts and feel free to ask any questions about their service! I’d love to hear them…

Mushroom/fungi jokes welcome.

Landlord out xoxo

30 Join the Conversation...

1 out of 5 rating2 out of 5 rating3 out of 5 rating4 out of 5 rating1 out of 5 rating3 people have rated their experience with out of 5 Stars.Leave your Comment / Review
Guest Avatar
Dawn 4th February, 2021 @ 09:20

LOL, brilliant!

I'm not due to find new tenants yet but I might give them a try when the time comes. Thanks for the info as always x

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Bill 4th February, 2021 @ 09:37

I'm not even a landlord or interested in property, I read because it makes me laugh. I can't even remember how or why I found this blog. Thank you :)

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Dave 4th February, 2021 @ 10:08

Love and appreciate the honest and humourous review!! Keep it up.

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Ang 4th February, 2021 @ 10:48

Thanks again for the introduction and info. I’m surprised, should I be, that the added extra option for both online companies don’t include the new ish electrical improvement report?

The Landlord Avatar
The Landlord 4th February, 2021 @ 10:52

Hi @Ang,


Are you referring to the Electrical Installation Condition Report (EICR)? I know OpenRent do offer one, but you're right, Mashoom don't seem to. My guess is it will be added to their list of services soon enough.

The Landlord Avatar
The Landlord 4th February, 2021 @ 11:27

I stand corrected, Mashroom do provide an EICR service. I've added it to the details :)

Many thanks for pointing it out!

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Pete 4th February, 2021 @ 11:33

Youre right, never heard of them. Why has no one else even mentioned them?

Thankyou for the information!!!

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Julie 4th February, 2021 @ 11:57

I love these gems, thank you. Like you, all I care about is Rightmove and getting leads. I'll let you know how I get on.

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Robbie 4th February, 2021 @ 12:01

if you click on 'start listing' on thgeir homepage it takes you to a sign up form instead of details/prices about their service. Is that one of the UX issues haunting you? I wonder who would blindly start listing without knowing any of the details? Its the simple things...

The Landlord Avatar
The Landlord 4th February, 2021 @ 12:07

Haha, yes, exactly! That one literally drives me bonkers. The same happens when you click on "List your property" (top hand right corner), it takes you to a sign up form with no details of what you're signing up for (other than an ambiguous "free listing").

The call-to-actions are only useful for anyone that knows the details of their service, and doesn't help new visitors (arguably the people they should be making it easy for before anyone else).

The Landlord Avatar
The Landlord 4th February, 2021 @ 12:08

Thank you, appreciate it!

Guest Avatar
Eric 4th February, 2021 @ 18:45

Nice post. 100% agree about not allowing tenants to take viewings, "recipe for disaster" comes to mind!

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Jay 4th February, 2021 @ 19:08

Thanks Landlord for the heads-up. I'm deffo not too good for a freebie.

There's something very strange about paying tenants to take viewings, seems backwards, or is it just me that feels that way?

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Jane 5th February, 2021 @ 16:50

I used OpenRent last time I needed tenants. I booked and paid for an EICR through them only to be told the day before, when I had contacted them, that they couldn’t offer one in my area (London!). They did refund my payment but it was a bit of a dud service allowing me to book a specific time that they couldn’t deliver .

The Landlord Avatar
The Landlord 5th February, 2021 @ 17:13

Sorry to hear! That is poor, I agree. Do you mind me asking when that was?

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GriffMG 9th February, 2021 @ 12:41

@Landlord - Great article, almost missed the fungi joke!

I don't think I'd rush to move from OpenRent for our next tenancy, their whole approach is too good.
Something for nothing for a while is fine, but if their UX is naff I don't have immediate faith in
their service being all there YET.

Have you tried a naked portafilter with your VST yet, coffee is fractionally hotter and they are easy to clean.

The Landlord Avatar
The Landlord 9th February, 2021 @ 13:04


Thank you! And that's a fair comment about OpenRent. Don't blame you at all, "if it ain't broke, don't fix it"

It will be interesting to hear the feedback from the people that do try Mashroom off the back of this blog post. I hope they leave feedback anyways *cough*hint* to anyone reading this!!

Funny enough, I received a naked portafilter for a xmas present (it was on my wish list)! I've been using one since. The reason I initially wanted one was because everyone says it helps identity issues with puck preparation.

So far I only experienced one channeling issue. Crikey, what a mess that made- coffee starting shooting out from all directions.

I actually prefer it in general. It's definitely easier to clean, and it takes up less room under the group head so now I can fit larger cups and scales without a squeeze!

BTW, have you tried Jamaican blue mountain coffee? Insanely expensive, but wondering if it's worth it? I'm not even sure my palette is refined enough to know the difference (yes), so could be a total waste if I do splash out.

Guest Avatar
GriffMG 9th February, 2021 @ 13:37

The thing to remember about the puck generation is... which are you making; coffee or pucks?

I have survived lockdown roasting my own from a 'selection pack' gift from xmas 2019, and am now on a couple of kilos of green Colombian Excelso RFA beans that we've kept chilled since the beginning of lockdown #1.

From 'On the Grind' coffee roasters.

It is awesome, really rich. Makes a great latte too.

Guest Avatar
GriffMG 9th February, 2021 @ 13:51

That's a quid for one cup (10g) of green beans (£25 for 250g). That is insane, for roasting in a popcorn machine that has to be a waste.

Guest Avatar
Joanne 23rd March, 2021 @ 10:51 1 out of 5 rating 2 out of 5 rating 3 out of 5 rating 4 out of 5 rating 5 out of 5 rating

I already have tenants lined up and just want a middle man to keep things a little more official between us in case of any hassles. I've decided to give Mashroom a go and it's all been easy to use, they've responded really well to my queries. My tenants have requested to use their deposit replacement option as they have deposits tied up in their current rental agreements and no other spare cash to pay new deposits. Does anyone have experience of this? I'm not worried for myself, it offers me good protection if it works as it stands. I'm more worried the tenants only really get the advantage of not coughing up a massive deposit they don't have to hand! They could get caught in a position later where they need to cover costs they can't meet. I also wonder if it could be challenged legally down the line as the tenant pays for it. Any thoughts on this?

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Ben 21st April, 2021 @ 10:37

I've just used Mashroom to find a new tenant. The overall experience was OK, and pretty much what you might expect when you're not paying anything.

The process of adding the listing was straight forward enough, upload photos, write some words. I did this late on a Friday evening, and mid-morning on Monday nothing had happened so I contacted their support team. Half an hour later the advert was on RightMove and Zoopla. An hour later I had three viewings booked for the next day. Within a few hours I had 11 booked.

One gripe about the booking system is that the slots are 30 minutes long, and can't be double booked. This meant I was booked for the whole day, and most viewing didn't last more than 10 or 15 minutes. Luckily I have a laptop and decent mobile wifi so could make the most of the time. Mashroom support say they have a new UI coming *soon!* which will improve this.

Sat through a day of viewings - only 2 no-shows - and shortlisted my preferred people. Had a couple of offers through the Mashroom site immediately after the viewings, and a couple more in the evening. Mashroom's messaging system is decent enough on a laptop, but is just unusable on a mobile. Maybe the new UI will improve it? One point though, if you leave the website open on a laptop and walk away, then you will not receive text/email notifications when there are new messages.

I picked a tenant, went and had a chat with them at their current home, then accepted their offer in Mashroom. I did pay for Mashroom's (outsourced) reference checks - £15 per tenant. I avoided all the other upsells.

That's when things went from this-is-free-and-pretty-damn-good to I'm-glad-I'm-not-paying-for-this. Every step from that point on required me to contact the support channel to ask for updates, or push things forwards. The support team were great and responsive, but everything was held up until for some reason or other.

One of the tenant's employers refused to approve the annual salary (the tenant had put down a figure including overtime) and there was no way for the tenant to amend it without... contacting support.

The other tenant had mistyped their email and didn't even receive the reference check links. They had no way to fix it without... contacting support.

When the reference were finally complete they didn't appear on my Mashroom dashboard. I had to contact support and have them emailed to me.

The tenancy agreement was decent enough, but clearly generated based upon questions asked earlier in the process - include phrases such as "the tenants false will maintain the cleanliness...". Of course, I can't change the wording. No, I have to contact support.

By now enough time had passed that the original move-in date had flown by. But of course we couldn't change that without... (everyone together)

All in all it took seven days from accepting a tenant to everyone having signed the contract. I guess that's really five days as Mashroom support doesn't work at the weekend.

I got the overwhelming impression that every step was manually done by a real life person, rather than being automated.

However, I did have a lot of viewings, many decent applications, and have a new tenant lined up, all for the pricely sum of £30 for two reference checks.

In summary - it was a pretty good experience considering it basically cost nothing.

Guest Avatar
GriffMG 21st April, 2021 @ 11:39

Thank you for that detailed report, 30 quid for new tenants is not bad.

Guest Avatar
Joe 21st April, 2021 @ 12:11 1 out of 5 rating 2 out of 5 rating 3 out of 5 rating 4 out of 5 rating 1 out of 5 rating

This is pretty much my experience having just let through the platform. It's free so it's hard to complain but it was time intensive having to nudge them on constantly and I felt like a pain in the backside having to ask for so much support. Basically they need to sort the mechanics of the platform out and then it will be fantastic!

The Landlord Avatar
The Landlord 21st April, 2021 @ 17:59

Chaps, thanks for the feedback, especially Ben, that was extremely thorough! Very useful. Glad to hear you found tenants so quickly!

I've had a few landlords email with their experiences since I published this blog post, and the general consensus is that while Mashroom works, there are obvious efficiency issues (i.e. a lot of the work feels manual, and obvious options to update/edit information are missing).

As I explained in the blog post, I also struggled with the usability when kicking the tires, which made simple tasks frustrating.

I've forwarded on most of the feedback I have received and Mashroom assure me that they're well aware of the issues that have been raised and they're working on getting them resolved.

Essentially, Mashroom is still not the smoothest system available right now - the teething problems are apparent - but it works. And it's free.

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Ted 18th August, 2021 @ 12:51 1 out of 5 rating 2 out of 5 rating 3 out of 5 rating 4 out of 5 rating 5 out of 5 rating

Had a great experience with them. Seems they improved a lot since the start of the year and have to say it was super pleasant to wizz through the whole process. Found a great tenant within days. Referencing was easy to purchase and was done within 3hrs (a responsive tenant helped!).
Move in is happening this weekend.

The Landlord Avatar
The Landlord 18th August, 2021 @ 15:13

Hi Ted,

Thanks for the update, really appreciate it, and I'm pleased you received such great service.

I actually need to write an update to this blog post, because I know they've made many improvements since I wrote this (which they were eager to show me), and they've got a long pipeline of great features to come.

Best of luck with the new tenants!

Guest Avatar
Howard Moore 14th November, 2021 @ 15:09

I am thinking about it but too early yet as my Tennant just given notice to leave on January 25 2022.shame as fantastic bloke but moving in with new love.will put card in Coop as norm before Xmas.would like to hear that Mashrooms gremlins sorted age and health conditions can't take any grief plus I run everything from my mobile phone no fancy computers here.many thanks Howard Moore.

Guest Avatar
Bee 21st November, 2021 @ 19:48

I’ve just given Mashroom a shot. Too early to review. I’m very eager to hear how users rate their deposit replacement product? 🤔

Guest Avatar
Helen 15th October, 2022 @ 23:29


I put a property for rent on mushroom and would like to stop the listing. However, I don’t seem to be able to find the option on their website (when I logon into my account). Does anyone know how to do this?

Many thanks,

Guest Avatar
Josh 24th October, 2022 @ 14:25 1 out of 5 rating 2 out of 5 rating 3 out of 5 rating 1 out of 5 rating 2 out of 5 rating

Used Mashroom to list my property, plenty of tenants were interested. I don't like the fact people can put offers in before they view your property as I like to grab a few more details and invite people to look round the property once pre-vetted prior to accepting a tenant. The Mashroom UI is very user friendly, however it is never updated correctly or on time, for example it still says the contract is pending after all parties have signed. I'm not sure if this is a new thing but I have logged in today and it seems rent collection is now a paid option; either essential or secured for 2 and 5% of the rent respectively.

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