What fees can a landlord charge in England?
Only the payments the Tenant Fees Act 2019 allows. Anything not on the permitted list is a prohibited payment.
In England a landlord or letting agent can only ask a tenant for the payments listed in the Tenant Fees Act 2019. GOV.UK says any fee that is not on the permitted list counts as a "prohibited payment".
Payments that are allowed
- Rent, once the tenancy agreement is signed. Up to one month's rent can be requested before the start date (see rent in advance).
- A refundable tenancy deposit (see the deposit cap calculator).
- A refundable holding deposit (see holding deposit rules).
- A payment to change the tenancy at the tenant's request, normally capped at £50 unless the work costs more, in which case the landlord should give proof of the cost.
- A payment for ending the tenancy early, capped at the rent due until the minimum notice period ends.
- Utility and communication bills, council tax and TV licence costs, in the ways GOV.UK describes.
- Default fees, such as the reasonable cost of replacing lost keys, or interest on rent that is at least two weeks late (up to 3% above the Bank of England base rate, charged only on the overdue amount).
Payments that are not
GOV.UK does not list reference checks, admin fees or check-out fees as permitted payments. A landlord also cannot require a tenant to take out a loan, insurance or a service contract as a condition of the tenancy. Tenants may choose such products themselves.
What a tenant can do about a prohibited payment
- Refuse to pay it, keep evidence, and ask for repayment in writing.
- Report it to the local council, which can investigate and fine the landlord.
- Apply to the First-tier Tribunal, which can order repayment.
- For a letting agent, complain to The Property Ombudsman or Property Redress.
Shelter and Citizens Advice offer free help.
Related: what a tenant can claim if a deposit was not protected and the rental bidding ban.
Common questions
- Can a landlord charge for a reference check?
- GOV.UK does not list reference checks as a permitted payment, and says fees not on the permitted list are prohibited.
- Can a landlord charge to change the tenancy?
- Yes, normally up to £50, unless the work costs more and the landlord can show proof.
- Can a landlord charge interest on late rent?
- Only if the tenancy agreement says so, once rent is at least two weeks late, at up to 3% above the Bank of England base rate.
- How does a tenant get a prohibited fee back?
- Ask in writing, then report it to the local council or apply to the First-tier Tribunal. Shelter and Citizens Advice can help.
Free tools for this
- Deposit cap: Maximum deposit and holding deposit for a given rent.
More guides
Sources
Last checked 31 October 2026. Found a mistake? Tell us.