Tenant fees for room renters

The Tenant Fees Act 2019 limits what a landlord or agent in England can charge you. It covers eligible private tenancies and licences, including many room lets; some arrangements are excluded.

What can be charged

Rent. For a new assured periodic tenancy, rent cannot be taken before both parties sign. After signing and before the start, the usual limit is one month for monthly rent or 28 days for other payment periods; specific exceptions apply.
A refundable deposit of up to five weeks' rent where annual rent is under £50,000, and, for an assured periodic tenancy, held in a government-approved scheme.
A holding deposit of up to one week's rent. The usual deadline for agreeing the tenancy is 15 days after payment, changed only by written agreement.
Changes to the tenancy that you ask for: up to £50 for the work involved, or more if the work genuinely costs more.
Utilities, council tax, TV licence and communications where the tenancy agreement says you pay them. See bills included, explained and council tax in a shared house.
Default fees, only where the agreement allows them: reasonable evidenced costs for lost keys or security devices, or interest once rent is at least 14 days overdue. The annual interest rate cannot exceed 3% above the Bank of England base rate.
Ending early without the required notice: a permitted payment may apply, depending on the agreement and the rent lost. Check the official guidance before agreeing a charge.

When a holding deposit comes back

Unless a lawful retention exception applies, repayment is due within seven days of agreeing the tenancy, the landlord deciding not to proceed, or the agreement deadline passing. With your consent after signing, it can go towards rent or the tenancy deposit. If it is kept, written reasons must be given within seven days of the decision not to grant the tenancy or the agreement deadline. Ask for the reason and get advice if you dispute it.

What cannot be required as a condition of renting

Professional guarantor services (see do I need a guarantor?)
Contents insurance
Deposit replacement products
Inventory services
Any other fee not on the permitted list, such as admin, referencing or check-out charges

If you have been charged

You can report it to your local council, apply to the First-tier Tribunal, or ask Citizens Advice or Shelter. Keep any receipts and messages.

This is general information for England based on gov.uk's Tenant Fees Act guidance, not legal advice. The Act also covers licences to occupy such as lodgers; living with the landlord does not by itself remove these fee protections. Your agreement type still matters for other rights: lodger or tenant: which are you? See also rent increases.

Join the interest list

Official GOV.UK guidance (checked 15 October 2026): Tenant Fees Act guidance, including lodgers and permitted payments; rent and other payments for assured periodic tenancies; rent in advance and deposits.

Holding-deposit deadline/refund timing, coverage and tenant-requested changes rechecked against the statutory guidance on 18 October 2026. Other source review dates above are retained.

Common questions

Can a landlord charge a fee for referencing or an inventory?

A landlord or their agent cannot require you to pay referencing or inventory fees, or make you buy professional guarantor services, contents insurance or a deposit replacement product as a condition of renting.

How much can a holding deposit be?

At most one week's rent. Fifteen days is normally the deadline for agreeing the tenancy, not an automatic retention period; a different deadline needs written agreement.

Can I be charged for changing my tenancy agreement?

For a change you request, the usual cap is £50. A higher charge needs reasonable evidenced costs; this is not a general fee for landlord-initiated changes.

What can I do if I was charged a banned fee?

Report it to your local council's trading standards, apply to the First-tier Tribunal, or ask Citizens Advice or Shelter for help.