Agent showing a flat

The Tenant FeeS Act 2019 – A Guide for Tenants

From 1 June 2019, the Tenant Fees Act comes into force in England, meaning landlords and letting agents cannot charge additional fees that are not considered “Permitted Payments”, under the Act, to tenants. Below you can find all the important changes that come into place, and make sure that your landlord or letting agent isn’t breaking any rules when it comes to what you pay.


These are used to reserve a property. The landlord or agent can only take a maximum of one week’s rent per property and this can be held for a maximum of 15 calendar days or an agreed alternative deadline for agreement.

Holding Deposits must be returned to the successful tenant within 7 calendar days. With the tenant’s consent, the Holding Deposit can be put towards the first month’s rent or Tenancy Deposit. The Holding Deposit must also be returned to the tenant if the landlord or agent pulls out before the deadline for agreement.  

The landlord or agent can keep the Holding Deposit if the tenant pulls out, fails a Right to Rent check, provides false or misleading information or drags their feet by the deadline for agreement. If the Holding Deposit is kept by the agent or landlord, then the reason for doing so must be outlined in writing.

If you purposely provide any false or misleading information (such as lying about your salary) when applying for the property, then the deposit may be withheld.


Landlords and agents can ask for a refundable amount as security against damage to the property.  Usually, this is returned in full when you end a tenancy, with money taken off depending on what was agreed in your tenancy agreement.

Under the Tenant Fees Act, Tenancy Deposits will be capped at five weeks’ rent where the annual rent is less than £50,000 and six weeks’ rent where the annual rent is £50,000 or more. If your current deposit is over the 5-week cap before 1 June 2019, then the excess will be refunded when the tenancy ends, or you sign a new, fixed-term tenancy at some point in the future.

Always read through your tenancy agreement to know what might affect how much deposit you get back.


Landlords and agents cannot ask for a higher Tenancy Deposit for renting with pets, but landlords and agents can charge higher rent if you do plan on having a pet. This must be made clear to you in how the property is advertised, so you can make an informed decision. If you refuse to pay the higher rent, the landlord/agent does not have to allow you to have a pet.

Consider the costs if you’re planning on bringing a pet.


Although your deposit is capped at 5 weeks rent, your agent or landlord is still able to deduct from the amount for breaches of the tenancy agreement (such as damage or alterations). However, the amount deducted must be reasonable and reflect the accurate loss to the agent or landlord.

The best practice is to leave the property in the same condition as when you moved in. Make sure to take plenty of pictures to challenge any deductions you disagree with.


Fees that can be charged during the tenancy

Where they are outlined in the tenancy agreement these are limited to the reasonable costs for:

  • Replacing a lost key/security device (i.e. electronic fob)>
  • Overdue rent

Replacing a lost key/security device

Charges for replacing a lost key or security device must be evidenced in writing to demonstrate the reasonable costs incurred by the landlord or agent. So, if the agent tries to charge you an unreasonable price for a new key, you can likely challenge the cost.

Make sure to ask for invoices, receipts or evidence in writing that shows what you’re paying matches the cost of whatever is being charged.

Late payment on rent

Landlords and agents can only charge interest on rent from when it is more than 14 days overdue.

Interest can be charged at no more than 3% above the Bank of England’s annual percentage rate, for each day it is outstanding.

Always pay rent on time to avoid paying more.


You cannot be charged a penalty for contractor call outs or missed appointments. However, deductions can be taken from your Tenancy Deposit if there is a clause in your tenancy agreement that you may have broken (e.g. not returning the property to the state it was in when you moved in). You can be charged for work or repairs that are deemed necessary before the end of the tenancy (e.g. a broken window) if the damage that has occurred was your fault. But, if you are charged, your landlord or agent needs to provide accurate evidence of the costs required.

Play it safe, follow the rules laid out in your tenancy agreement, and avoid causing damage.


These payments are allowed:

  • Rent
  • A capped, refundable holding deposit
  • A capped, refundable tenancy deposit
  • Default fees - replacement key/security device, late rent
  • Payment on variation, assignment or novation of a tenancy - if you request your contract to be changed
  • Payment on termination of a tenancy - if you decide to leave your tenancy before your contracted time
  • Payments in respect of Council Tax - if this is not included in your rent
  • Payments for utilities (electricity, gas/fuel, water/sewerage) - if these are not included in your rent
  • Payments for a TV licence - if this is not included in your rent
  • Communications services (internet, landline, cable/satellite television) - if these are not included in your rent
  • Green Deal charge - if applicable to your home

Always read your tenancy agreement to know what you’re being charged.


Fees that CANNOT be charged are ANYTHING NOT ON THE LIST ABOVE these include:

  • Credit checks
  • Inventories
  • Cleaning services/professional cleaning
  • Referencing
  • Admin charges
  • Gardening services

If you believe you’re being charged any fees illegally, then bring it up with your agent or landlord immediately.


If you believe that you have been charged an illegal fee or haven’t been refunded within the legal period of time, then take the following steps in the correct order to ensure your complaint is dealt with:


You must complain to your letting agent first. Speak directly to your agent and give them the chance to resolve the issue. Don’t forget to get an estimate of how long they think it will take to resolve the complaint. If you’re not happy with how they are dealing with it, then check the agency’s website and find their internal complaints procedure to raise your complaint about the agent in question.


If you have done everything you can directly through the agent and the complaint hasn’t been resolved, then you can take your complaint to a Government approved redress scheme. Every agency is legally required to be part of one, so check their website for a logo or link to contact either:

You can then register your complaint with the redress scheme used by the agent. They will carry out an independent investigation to try and resolve the complaint.

If you find that your agent isn’t part of an official redress scheme, then you can complain to your local trading standards department.


If you have completed Steps 1 & 2 and are still not satisfied with the response, then, providing they are a Propertymark protected member, you can complain to us. Although we can’t investigate complaints about tenancy deposits, we can investigate any agencies that breach our Conduct and Membership rules, resolve any complaints with adequate evidence and issue fines where necessary.


Only ARLA Propertymark Protected agencies follow our strict regulations and are guaranteed to be up-to-date on the latest rules and legislation. Look for the logo when you’re searching for agencies; if your agent is not regulated; they will not be independently assessed against the highest industry standards.

Know your budgets when looking for a property and be sure to remember which fees an agent can and cannot charge you for.

Be sure to download and keep a copy of the Government’s “Guidance for Tenants” document.

This is a much more detailed look into what is, and isn’t, allowed with the ban.

Back to Top


agent with tenants

How to Rent: The Checklist for Renting in England

Have you been given a copy of the 'How to Rent Guide' from the Department for Communities and Local Government? Read more...

Home Improvements

Make Moving Day Easy

Moving house is one of the most stressful things you will ever have to do and with so much going on, it can be easy to forget something essential. Read our tips on how to make it easy. Read more...

 Find an Expert

Find an Expert

Search for a Propertymark Protected expert to ensure your rented home is in safe and reliable hands. More info...