Here’s some genuinely good news for UK renters: since 1 June 2019, most letting fees have been illegal in England. The Tenant Fees Act banned the admin charges, referencing fees, inventory fees and other extras that used to add £300–£600 to every move. Yet many renters still get stung — by agents who flout the law, by “optional” extras that aren’t optional, and by confusion about what landlords can still charge.

This guide explains exactly what fees are banned, what you can still be charged, and how to find flats while paying nothing beyond the legal essentials.

What the Tenant Fees Act actually bans

In England, agents and landlords cannot charge tenants for: referencing and credit checks, administration, inventories and check-ins, tenancy renewal fees, or “professional cleaning” clauses that force you to use their cleaners. Permitted payments are limited to: rent, a refundable tenancy deposit (capped at 5 weeks’ rent where annual rent is under £50,000), a refundable holding deposit (capped at 1 week’s rent), reasonable costs for early termination or replacing a tenant (at your request), utilities and council tax if specified, and default fees only for late rent (after 14 days) or lost keys — and those must be “reasonable”. That’s the entire legal list. Anything else labelled a “fee” is banned. (Wales and Scotland have their own equivalent bans; Northern Ireland has separate rules.)

The enforcement reality

The ban has teeth: trading standards can fine offending agents up to £5,000 per breach (£30,000 for repeat offences), and tenants can reclaim banned fees through the courts or redress schemes. Yet enforcement is patchy and many renters — especially newcomers and students — still pay illegal fees unknowingly. Knowing the law is your shield; the GOV.UK private renting guidance states your rights plainly, and Shelter’s advice pages walk through reclaiming unlawful charges step by step.

How to find flats with genuinely no letting fees

Go direct to private landlords

The surest way to avoid fee-chasing agents: rent directly from landlords via OpenRent, SpareRoom (for house shares), Gumtree, or local Facebook groups. Private landlords listing directly have no agent layer adding “extras” — and they’re often more flexible on terms generally. Our guide to finding pet-friendly accommodation covers the direct-landlord channels in detail, and the same tactics apply here.

Use agents — but verify

Reputable high-street and online agents comply with the ban; the problem is the minority that don’t. Before engaging: check the agent belongs to a redress scheme (legally required — The Property Ombudsman or Property Redress Scheme) and a client money protection scheme; read recent reviews mentioning fees; and ask upfront, in writing: “aside from rent and the capped deposit, what will I pay?” An evasive answer tells you everything.

Watch for banned fees in disguise

Common workarounds to reject: “optional” cleaning services presented as mandatory; inflated “default fees” for trivial issues; charges for providing references to future landlords; “pet rent” premiums disguised as fees (pet deposits above the cap are banned — though landlords can charge higher rent, which is legal); and holding deposits above one week’s rent or withheld unfairly. If it walks like a banned fee, it probably is one.

Beyond fees: the real costs of moving

Eliminating illegal fees doesn’t eliminate moving costs. Budget honestly for: the deposit (5 weeks’ rent — substantial, but refundable and protected); first month’s rent upfront (standard); removals (£200–£800 depending on distance and stuff); overlapping rent if dates don’t align; and setup costs (broadband installation, initial grocery stock, the inevitable IKEA trip). These legitimate costs dwarf any banned fee — which is exactly why dodgy agents’ extras sting so disproportionately on top.

Protecting your deposit

Your deposit must be protected in a government-approved scheme (DPS, MyDeposits or TDS) within 30 days, and you must receive the prescribed information. Photograph everything on move-in day — timestamped evidence is what wins deposit disputes. Unprotected deposits entitle you to compensation of 1–3x the amount, a fact worth knowing if your landlord “forgot”.

Negotiating from strength

In softer rental markets (and many UK cities outside London currently are), tenants have leverage: ask for rent reductions on long-empty listings, request break clauses, or negotiate inclusions (white goods, garden maintenance). Landlords prefer reliable long-term tenants over maximising every pound — present yourself as that tenant (references, stable employment, prompt communication) and negotiate calmly. Once you’re in, securing your new flat is a wise first-weekend project, and Citizens Advice (citizensadvice.org.uk) offers free help if any dispute arises.

Students and first-time renters: extra protection

New renters are the most likely to pay illegal fees — inexperienced tenants are exactly who sharp operators target. If you’re renting for the first time: never pay anything before viewing the property in person and receiving a draft tenancy agreement; beware “holding deposit” pressure tactics (“three other people want it”) — legitimate holding deposits are capped at one week’s rent and handled transparently; check the agent’s redress scheme membership before engaging (it’s a legal requirement, and its absence is a screaming red flag); and bring a knowledgeable friend or family member to viewings and signings. Universities’ accommodation offices and students’ unions offer free contract-checking services — use them. The power imbalance is real, but the law doesn’t care about your experience level: banned fees are banned regardless.

If an agent breaks the rules

Charged a banned fee? Act methodically. First, write to the agent requesting repayment within 14 days, citing the Tenant Fees Act 2019 — many fold immediately when they realise you know the law. If they refuse, complain to their redress scheme (free, and binding on the agent) and report them to your local council’s trading standards team, who can fine them £5,000 per breach. Keep every receipt, email and tenancy document as evidence. For deposits not protected within 30 days, you can claim one to three times the deposit through the courts — solicitors take these cases routinely. Shelter’s advisers and Citizens Advice provide free guidance throughout. Dodgy agents rely on tenants not knowing or not bothering; being the tenant who knows is usually enough.

The bottom line

Finding flats with no letting fees in the UK in 2026 mostly means knowing your rights: the Tenant Fees Act banned the vast majority of charges, so “no fees” should be the default, not a special offer. Rent direct from landlords where possible, verify agents’ credentials, reject disguised fees firmly, and budget for the legitimate costs (deposit, rent upfront, moving) instead. An informed renter is a cheap-to-move renter — and the law is firmly on your side.

Frequently Asked Questions

Are letting agent fees illegal in the UK?

In England, yes — the Tenant Fees Act 2019 bans most letting fees including referencing, admin and inventory charges. Wales and Scotland have equivalent bans. Only rent, capped deposits and a few specific charges are permitted.

What fees can landlords still charge tenants?

Rent, a refundable tenancy deposit (max 5 weeks’ rent), a holding deposit (max 1 week’s rent), reasonable early-termination costs at your request, utilities where specified, and reasonable default fees for late rent or lost keys.

Can I get back illegal letting fees I already paid?

Yes — you can reclaim banned fees through trading standards, the agent’s redress scheme, or the courts. Shelter’s website provides step-by-step guidance for reclaiming.

How much is the maximum tenancy deposit?

Five weeks’ rent where the annual rent is under £50,000 (six weeks above that threshold). It must be protected in a government-approved scheme within 30 days.

Is OpenRent legit for finding flats?

Yes — OpenRent is the UK’s largest direct-landlord platform, letting you rent without agent fees. As with any listing, verify the landlord, view in person, and never transfer money before contracts are signed.