How to Respond If Your Landlord Adds Unexpected Fees in England

As a renter in England, it can be stressful if your landlord tries to add unexpected fees to your rent or bills. Knowing your rights can help you resolve the issue calmly and protect your finances. This guide explains what you can do if you receive surprise charges and where to turn if you need official support.

Are Surprise Fees Legal? Understanding the Law in England

The law governing most rental agreements in England is the Housing Act 1988^[1] and the Tenant Fees Act 2019. For private assured shorthold tenancies, landlords can only charge fees that are legally permitted. Since June 2019, most additional fees outside of rent, deposit, and specific permitted payments are banned under the Tenant Fees Act 2019^[2].

• Permitted fees include rent, refundable deposit, default fees (for late payment or lost key), and some utilities if detailed in the agreement.
• Forbidden fees include administration, viewing, referencing, or check-out fees, unless explicitly allowed by law.

Immediate Steps: What to Do If Your Landlord Adds an Extra Fee

Stay organised and act promptly to address illegal or unclear charges. Begin with these steps:

• Review your tenancy agreement: Check what it says about rent, utilities, and any extra charges.
• Ask for a written explanation: Request written details of the charge from your landlord or letting agent.
• Refer to the Tenant Fees Act 2019: Politely mention the law and provide this official tenant fees guidance.
• Do not pay illegal fees: If the fee is banned, you are within your rights to refuse payment.

Many disputes can be resolved quickly by providing landlords with correct information about what charges are lawful.

If the Landlord Insists: Making a Formal Complaint

If your landlord refuses to remove a forbidden fee, you can escalate the issue:

1. Contact your local council’s housing department (find yours here). Councils have authority to enforce the Tenant Fees Act 2019 and can fine landlords or agents.
2. Write a formal complaint: Use clear details and attach any evidence, such as emails or payment requests.
3. If disputing a deposit deduction: Use the tenancy deposit scheme’s dispute resolution service (see your scheme’s paperwork or visit government guidance on deposit protection).

Official enforcement helps protect all renters by ensuring landlords follow the law.

Relevant Official Forms and How to Use Them

• Form: Complaint to Local Authority (no official number, varies by council)
  When to use: If your landlord or letting agent continues to demand illegal or unclear charges, submit a formal complaint via your local council’s housing enforcement contact or online portal.
  Find your local council here and search for their 'Report a private landlord' or 'Housing standards' section.
• Tenancy Deposit Dispute Form (varies by scheme; TDP forms can be found via official schemes)
  When to use: If a landlord tries to deduct surprise fees from your tenancy deposit, use your deposit protection provider's dispute service.
  View government guidance and links to approved providers.

These forms usually ask for your tenancy details, evidence of charges, and communication with your landlord.

If You Need to Escalate: The First-tier Tribunal (Property Chamber)

For complex disputes (such as challenging the lawfulness of a fee or a contractual term), renters in England can apply to the First-tier Tribunal (Property Chamber)^[3]. This is the independent body handling residential tenancy disputes.

• Example: If your landlord repeatedly tries to charge banned fees, and council involvement hasn’t resolved it, you can seek a tribunal ruling.
• Initial steps usually involve informal complaint and local authority enforcement before applying to the tribunal.

Summary: Protect Yourself from Unlawful Fees

The most common surprise fees—such as administration charges, contract renewal, or extra utility mark-ups—are usually unlawful for renters in England. Always check your tenancy agreement and official guidance before paying. Councils and tribunals are there to support you if needed.

1. Can my landlord add extra charges for bills or admin after I move in?
   Usually not. Landlords cannot add new fees after you sign unless they’re permitted in your tenancy agreement and follow the law.
2. What should I do if my landlord won't remove an illegal fee?
   Refuse to pay, keep records, and make a formal complaint to your local council, who can intervene and issue fines.
3. Is it legal for landlords to increase my rent to include new fees?
   Rent increases must follow strict rules and proper notice. Landlords cannot disguise unlawful fees as 'rent' increases. See the official guidance on rent increases.
4. Where can I find the official list of banned fees?
   The government provides a clear list of permitted and prohibited fees for tenants in England.
5. Can I challenge my landlord at a tribunal?
   Yes. The First-tier Tribunal (Property Chamber) can decide on some fee and contract disputes, especially if other options have been exhausted.

Key Takeaways for Renters

• Most extra charges outside of your agreement are banned. Don’t pay unless it’s legally permitted.
• Record all communications and ask for written explanations of any new fees.
• Your local council and the Property Tribunal can help if you're being pressured to pay illegal charges.

Need Help? Resources for Renters

• Government overview on private renting
• Shelter England: Housing Advice (official charity with phone, chat, and web support)
• Find your local council housing team
• First-tier Tribunal (Property Chamber): Dispute resolution and appeals

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1. Housing Act 1988 (the main act for most private tenancies in England)
2. Tenant Fees Act 2019 (the law banning most fees on tenants in England)
3. First-tier Tribunal (Property Chamber) (the tribunal handling residential tenancy disputes in England)

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