Are Landlord Renewal Fees Legal in England?

If your fixed-term tenancy in England is ending and your landlord or letting agent asks you to pay a renewal fee, it’s important to know your rights. Recent changes in English housing law have set clear rules about what fees landlords and letting agents can legally charge renters. This article explains whether landlords can charge renewal fees in England, your options if you’re asked to pay, and what to do if you believe you’ve been charged unlawfully.

Understanding Renewal Fees and the Law

Before June 2019, letting agents or landlords in England often charged tenants a fee to renew or extend their tenancy. Now, the law protects renters from most types of fees – including renewal fees – through the Tenant Fees Act 2019^[1].

• Renewal fees: Also known as tenancy renewal or extension fees; a charge for extending your fixed-term tenancy or issuing a new agreement at the same property.
• England’s rule: Renewal fees are now banned for assured shorthold tenancies, student lets, and licences to occupy in England.

What Fees Are Permitted?

Under the Tenant Fees Act 2019, landlords and letting agents can only charge fees specifically allowed by law:

• Rent
• Refundable tenancy deposit (usually up to 5 weeks' rent)
• Refundable holding deposit (up to 1 week’s rent)
• Payments for ending your tenancy early (if agreed in advance)
• Costs for lost keys or changing locks
• Late rent payments (interest, after 14 days overdue)
• Changes to the tenancy ("variation fees", if you request, capped at £50 or reasonable costs)

Renewal fees are not on this list. If your landlord or letting agent charges you specifically for renewing or extending your tenancy, it is generally a prohibited payment.

If You’ve Been Charged a Renewal Fee

If you’re asked to pay or have been charged a renewal fee, you do not have to pay it, unless your tenancy started before 1 June 2019 and you haven't renewed since. For most rentals, these fees are banned.

What to Do If You’re Charged

• Ask for an itemised explanation of any charges in writing
• Politely refer your landlord or agent to the Tenant Fees Act 2019 and clarify that renewal fees are not permitted
• If the charge is not withdrawn, you can report the agent or landlord to your local council’s trading standards team. Councils can enforce penalties of up to £5,000 for a first offence.

How to Report a Prohibited Fee

If your landlord or agent insists on charging a banned renewal fee, you can take the following action:

• Contact your local council and ask for the trading standards or housing enforcement team
• Provide evidence such as emails, invoices, or the tenancy agreement
• You may also contact Citizens Advice for guidance

Relevant Official Forms for Challenging Fees

• Form: Complaint to Trading Standards
  There is no specific application form; complaints are typically submitted through your local council website or by contacting them directly. For example, you could email the housing enforcement team with details of your case, attachments, and your contact information.
• Form: Application to the First-tier Tribunal (Property Chamber) - Rent Repayment or Disputes (Form RPT1)
  Download from the government website. Used if you wish to challenge certain fees or recover rent; mainly applies to more serious breaches but relevant if an agent refuses to refund illegal fees.
  Practical example: If you paid a renewal fee after 1 June 2019 and have not been refunded, you can apply to the Property Chamber for a decision.

The Main Tribunal Handling Tenancy Disputes

The First-tier Tribunal (Property Chamber) for Residential Property deals with disputes including repayment of prohibited fees and rent disputes.

Key Legislation Protecting Renters

• Tenant Fees Act 2019
• Housing Act 1988

These set out your rights and what landlords or agents can (and cannot) charge during a tenancy in England.

Frequently Asked Questions

1. Can my landlord or letting agent make me pay a renewal fee in England?
   No, landlords or agents cannot legally charge renewal or extension fees for most tenancies in England that started or were renewed after 1 June 2019.
2. Are there any exceptions where renewal fees are allowed?
   Renewal fees may only apply if your tenancy began before 1 June 2019 and has not since been renewed or a new tenancy started. For most renters, these fees are now banned.
3. What should I do if I am asked to pay an illegal renewal fee?
   Request the charge in writing and point out that renewal fees are banned under the Tenant Fees Act 2019. If they don’t withdraw the fee, report it to your local council’s trading standards team.
4. Does this law apply to all types of tenancies in England?
   The law applies to most assured shorthold tenancies (AST), student lets, and licences to occupy in England. Different rules may apply for other types of agreement.
5. Where can I get official advice if I’m not sure about a fee?
   You can contact your local council, Citizens Advice, or Shelter for free, independent housing advice.

Key Takeaways for Renters

• Renewal fees are generally banned in England for most tenancies under the Tenant Fees Act 2019
• If you’re wrongly charged, ask for clarification and report illegal fees to your local council
• Keep all communications and paperwork for your records and possible future action

Understanding the law can help you avoid paying unlawful charges and know how to respond if you’re put under pressure to pay.

Need Help? Resources for Renters

• Official Tenant Fees Act 2019 guidance – easy-to-understand summary of what’s allowed
• First-tier Tribunal (Property Chamber) – for formal disputes over illegal fees or rent
• Find your local council’s housing enforcement/trading standards service
• Citizens Advice: Getting your tenancy fees back
• Shelter England: Letting agent fees

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1. Tenant Fees Act 2019
2. Housing Act 1988

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