“Six months up front” is no longer a thing.
Since 1 May 2026, advance rent is capped at one month, bidding above the advertised rent is banned, and the old fee bans still apply. Enter what you've been asked to pay — we'll show you what's legal, what isn't, and how to push back.
The advertised or agreed rent — everything below is checked against it.
The complete legal move-in bill
For a tenancy in England, everything a landlord or agent can lawfully take from you at the start:
- Holding deposit — up to 1 week's rent, refundable / credited (Tenant Fees Act 2019).
- Tenancy deposit — up to 5 weeks' rent (6 weeks if the rent is £50,000+ a year), protected in a scheme within 30 days.
- Rent in advance — at most 1 month, and only once you've signed (Renters' Rights Act 2024).
That's the whole list. No admin fees, no referencing fees, no pet fees, no “offers above asking”. If your move-in bill has another line on it, the tool above will name the rule it breaks.
Why landlords still ask — and why you can say no
Multi-month advance rent was the standard workaround for tenants with thin credit histories, students, and the self-employed — and it priced a lot of people out. Parliament closed it deliberately: a landlord who wants more security can ask for a guarantor instead, but they cannot take more of your cash up front. Knowing the number is one month changes the conversation at the letting agent's desk — and if the advertised rent itself looks inflated, check it against the local market with a free rent check before you commit.
Common questions
Is it legal to ask for 6 months' rent in advance?
Not any more, in England. Since 1 May 2026 the Renters' Rights Act 2024 caps advance rent at one month, payable only after you've signed the tenancy agreement. A landlord or agent who requires — or even encourages or accepts — more is in breach, whatever it's called ('to strengthen your application', 'because you're self-employed', 'optional'). Before that date, multi-month advance demands were lawful and common, which is why so much advice online is now out of date.
Can a landlord ask for rent before I sign the tenancy agreement?
No. A landlord or agent cannot ask for, encourage, or accept any rent payment before the tenancy agreement is signed. Even a 'voluntary' payment at that stage is a breach and the money is recoverable. The only pre-signing payment allowed is a refundable holding deposit of up to one week's rent.
Is rental bidding illegal now?
Yes. The property must be advertised at a specific rent, and landlords and agents cannot ask for, encourage, or accept offers above that figure. 'Send us your best and final offer' on a rental is now unlawful in England. Keep the advert and the message — your council can fine the landlord or agent up to £7,000 per breach.
What's the maximum deposit a landlord can take?
Five weeks' rent where the annual rent is under £50,000 (six weeks above that), under the Tenant Fees Act 2019. A holding deposit is separately capped at one week's rent and must be refunded or credited. 'Pet deposits' on top of the cap are not allowed — the cap is the cap.
What fees are landlords and agents banned from charging?
Almost all of them: admin fees, referencing fees, inventory and check-in fees, renewal fees, 'professional cleaning' fees, and pet fees. What remains chargeable: rent, the capped tenancy and holding deposits, default charges for late rent (capped interest) or lost keys, and costs if you ask to end the tenancy early. Anything else is a prohibited payment you can get back.
What can I actually do if I've been asked for too much?
Keep the evidence, refuse in writing naming the law, and report it to your council's private renting team — councils can issue civil penalties of up to £7,000 per breach (up to £40,000 for the most serious) and order prohibited payments returned. If you already paid, the money is recoverable. Shelter and Citizens Advice will help you for free, and using the tool above gives you the specific numbers for your tenancy.
Last reviewed: June 2026 · RRA 2024 + Tenant Fees Act 2019 · England only