Tenant Fees Act: What Landlords Cannot Charge

The Tenant Fees Act 2019, which came into force on 1 June 2019, bans landlords and letting agents from requiring tenants to make any payment except those expressly permitted by the Act. Banned charges include:

• Referencing fees or credit check fees
• Administration or set-up fees
• Inventory fees (check-in or check-out)
• Tenancy renewal fees or extension fees
• Professional cleaning fees (unless the property was professionally cleaned at the start and a receipt was provided)
• Pet deposits or non-refundable pet fees (over and above the security deposit cap)
• Guarantor fees
• Key cutting or duplicate key fees (except as permitted default fees)

Any clause in a tenancy agreement requiring you to pay a prohibited payment is void and unenforceable. You can refuse to pay such charges and demand repayment of any already paid.

The only payments a landlord or letting agent can require a tenant to make are:

• Rent: The amount specified in the tenancy agreement.
• Refundable security deposit: Capped at five weeks' rent where the annual rent is under £50,000 (six weeks' rent for annual rent of £50,000 or more).
• Refundable holding deposit: Capped at one week's rent. Must be refunded within 15 days (the deadline period) unless you fail the Right to Rent check, provide false information, or withdraw from the application.
• Permitted default fees: A charge for late rent (interest at 3% above the Bank of England base rate, only after rent is 14 days overdue); a charge for lost keys or security devices (reasonable cost only, with evidence); and a fee for varying, assigning, or novating a tenancy at the tenant's request (capped at £50 or the landlord's reasonable costs, whichever is greater — Tenant Fees Act 2019, Sch.1 para 6(2)).
• Early termination charge: If the tenant requests an early end to the tenancy, the landlord may charge the landlord's actual financial loss, capped at the rent due for the remaining term.

If you have been charged a prohibited payment, you can:

• Demand repayment: Write to the landlord or agent requesting immediate repayment of the unlawful fee.
• Complain to Trading Standards: Local authority Trading Standards teams enforce the Tenant Fees Act. They can investigate and fine landlords up to £5,000 for a first offence and up to £40,000 for repeat offences within five years.
• Apply to the First-tier Tribunal (Property Chamber): You can apply to the Tribunal for a repayment order. The Tribunal can order the return of any prohibited payment.

Historic note: while Section 21 existed, a landlord or agent could not serve a valid Section 21 notice while any prohibited payment had been made and not returned, which gave tenants significant leverage to demand repayment. Section 21 was abolished on 1 May 2026, so this leverage no longer applies to a possession claim — but the right to reclaim a prohibited payment itself is unaffected and can still be pursued through the First-tier Tribunal.

The Tenant Fees Act 2019 continues in full force under the Renters' Rights Act 2025 regime. However, the abolition of fixed-term tenancies and Section 21 has implications for how the fee ban interacts with tenancy administration.

Permitted payments under the new periodic tenancy system

With the Renters' Rights Act 2025 abolishing fixed-term ASTs and replacing them with rolling periodic tenancies, several scenarios that previously triggered fees are now less common:

• Tenancy renewal fees were already banned under the 2019 Act, but the new regime removes the concept of a fixed-term renewal entirely — there is no renewal, only a continuing periodic tenancy.
• Break clause fees and early termination charges from the landlord's side are no longer applicable in the same way under a periodic structure.
• The permitted payment for varying, assigning, or novating a tenancy (capped at £50 or reasonable costs, whichever is greater) still applies where a tenant requests a formal change to the agreement.

Pet permission and the Renters' Rights Act

The Renters' Rights Act 2025 gives tenants a new default right to request a pet. Landlords can refuse only on reasonable grounds. Crucially, the Act allows landlords to require tenants to take out pet insurance as a condition of permission — this is explicitly carved out of the fee ban as a permitted requirement. A landlord cannot, however, charge an additional non-refundable pet deposit on top of the five-week security deposit cap.

Holding deposit and the Private Rented Sector Database

Once the Private Rented Sector Database created by the Renters' Rights Act 2025 is operational, tenants will be able to check whether their landlord is registered before paying a holding deposit. A landlord who has not registered on the database cannot lawfully let a property — and any payment made before a valid tenancy is granted may itself constitute a prohibited payment. Always check the database before paying any pre-tenancy fees.