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Tenant Fees Ban Act 2019 Explained for Tenants and Landlords

By Eitan Fox  //  Mon 6th September 2021
The Tenant Fee Ban Act, first introduced in June 2019, now effects all residential landlords in England. This is a new piece of legislation that landlords can’t afford to ignore, those that do risk a large fine.
Tenant Fee Ban Act
Being a landlord is tough. There is a lot of demand for rental accommodation in London, but there are also challenges to overcome. For many London landlords, the biggest issue they face is dealing with changing regulations.

Whether you are a landlord or tenant here is what you need to know about the Tenant Fee Ban Act… 

What is the Tenant Fee Ban? 


The Tenant Fees act bans all letting fees, except a small number of ‘permitted fees’, and caps tenancy deposits paid by tenants in the UK. In some areas these tenant fees could have added around £300 to the cost of renting 

Why has the Tenant Fee Ban been introduced?  


The Tenant Fee Ban should make it cheaper for tenants to rent property by removing the unfair fees charged each time they went to rent a new property. The fees were especially harsh on those forced to look for a new rental property because their landlord gave notice. 

What fees can I still be charged for? 


Landlords can still charge for rent, security deposits and holding deposits, however there are restrictions even on these fees. The Tenant Fee Ban Act prevents landlords charging a higher rent for part of the tenancy term, for instance, adding a surcharge to the first month’s rent. Holding deposits are capped at one week’s rent and security deposits cannot exceed five weeks’ rent. There is an exception for properties where the total annual rent exceeds £50,000, in this case landlords are permitted to charge a security deposit equivalent to six weeks rent. 

Aside from the rent, security deposit and holding deposit, landlords can only charge fees for the following three things: 

  1. Replacement of lost keys – The fee must be a ‘reasonable’ amount and your landlord must be able to provide a receipt for the costs incurred. 
  2. Late rent payments – If your rent is late by over two weeks, landlords and letting agents can charge interest at 3% plus the Bank of England base rate. Landlords are no longer permitted to charge for the administration costs of chasing late rent payments. 
  3. Changes made to the tenancy agreement at the tenant’s request – If you ask to change the tenancy agreement, for instance to add a permitted pet, your landlord can charge up to £50 to cover administration costs. To charge more than this they must be able to provide receipts to justify the costs incurred. Landlords cannot charge for renewing or extending a tenancy. 

In all cases, if landlords want to be able to charge these fees, they must be included in the tenancy agreement. 

What fees are banned by the Tenant Fees Act?  


Any fees, except those outlined above, are now unlawful. Types of fees which landlords cannot now lawfully charge for include: 

  • Viewing fees?
  • All fees associated with setting up a tenancy, including credit checks, referencing, drawing up the tenancy agreement and preparing the inventory 
  • Check-out fees? 
  • Third-party fees? 
  • Gardening services 

What does the tenant fee ban mean for landlords?  


The tenant fee ban will reduce the income of landlords and letting agents.  Landlords that use letting agents may find their fees increase as agents look to recover their losses. Landlords may in turn increase the rent they charge. 

Landlords may also cut back on making improvements to their properties as their profits are reduced.  Many landlords may also choose to self-manage their properties, which may result in more breaches of property rules as landlords struggle to keep abreast of the legislation. 

What is the risk of non-compliance?  


Landlords and lettings agents who ignore the ban face an initial fine of up to £5,000. Those committing another breach within five years may be fined an extra £30,000 and could also be taken to court. 

What happens if I’m charged a fee that I think is banned by the Tenant Fees Act? 


In the first instance, bring your concerns to the attention of your landlord or letting agent. They should be able to justify why they are entitled to charge you a fee. 

If you still believe you have been charged a banned fee, you can report the matter to trading standards who will investigate the matter. Use the gov.uk website to find your local trading standards office.  

All professional letting agents must be a member of a property redress scheme like The Property Redress Scheme or The Property Ombudsman. You can complain to these bodies who will investigate and can tell the agent to compensate you if necessary. 

Are deposits changing as part of the Tenant Fees Act?  


The Tenant Fees Act caps deposits at five weeks' rent, provided the annual rent is below £50,000. For properties with a yearly rental value of over £50,000, security deposits are capped at six weeks. 

If your existing deposit is above this amount, your landlord must return the excess amount. 

Landlords can no longer charge a higher deposit for tenants who have pets in the property. This may mean fewer landlords are willing to rent their property to tenants with pets. 

Can I be charged a holding deposit to secure a property?  


The new cap on holding deposits stands at one weeks’ rent. When the prospective tenant pays the holding deposit, the landlord has 15 days to decide if the tenant should move into their rental home. If the landlord chooses against allowing the applicant to move into their rental property, they should return the money in seven days. 

If the applicant made a false claim, withheld information or failed any check carried out by a landlord, the landlord doesn’t have to pay back the full amount. If the application is successful, the application should be paid back within seven days but is often used towards the first months’ rent or the security deposit. 


If you are a landlord looking for guidance to let in London, contact Plaza Estates, and we’ll be happy to help you. 

Offices at

Marble Arch
29 Edgware Road
London
W2 2JE
f: 020-7258-3090
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34 Beauchamp Place
London
SW3 1NU
f: 020-7581-7005