How to Deal with Unexpected Landlord Fees in Wales

If you’re renting in Wales and your landlord suddenly adds extra charges or fees to your bill or statement, it’s important to know what’s allowed, what isn’t, and how you can respond. This guide will help you understand your rights and what steps to take if you’re faced with surprise costs from your landlord.

What Fees Can Landlords Legally Charge in Wales?

Since the introduction of the Renting Homes (Fees etc.) (Wales) Act 2019, most fees have been banned for standard occupation contracts in Wales. Landlords are only allowed to charge for:

• Rent
• Security deposit
• Holding deposit (capped at one week’s rent)
• Late payment of rent (but subject to restrictions)
• Lost keys or other security devices (must be reasonable and evidenced)
• Permitted payments for changing the contract (when requested by the tenant)

Any fee not specifically allowed under this Act is likely to be a ‘prohibited payment’.

Steps to Take If Your Landlord Adds a Surprise or Unfair Fee

First, calmly review your written contract and any list or statement of permitted payments. Check if the new fee is listed and if it’s one of the types allowed by the law in Wales.

1. Check if the Fee Is Allowed

• Go through your occupation contract (this is what most renters in Wales now sign, replacing 'tenancy agreements').
• Refer to the official Welsh Government Renting Homes guidance to confirm allowed fees.

If the charge isn’t permitted, you should not have to pay it.

2. Ask Your Landlord for an Explanation

• Write to your landlord or letting agent. Ask for a breakdown, the reason for the fee, and any evidence (such as an invoice for lost keys).
• Keep copies of all communication for your records.

3. Remind Your Landlord of the Law

• Politely quote the Renting Homes (Fees etc.) (Wales) Act 2019 and state that you believe the charge may be unlawful.
• Ask them to remove or refund the fee if you’ve already paid.

If your landlord refuses, don’t ignore the issue. Unlawful fees can be formally challenged.

How to Challenge and Report Illegal Landlord Fees

The law in Wales gives you clear ways to resolve these disputes.

Contact Your Local Council

• Your local council’s Housing Enforcement Team can investigate and take action against landlords or agents charging banned fees.
• Find your council and contact details on the UK government council finder.

Use the Right Official Forms

• Complaint to Local Authority – Rent Smart Wales form: Use this to report a landlord or agent who has demanded or taken a prohibited payment.
  Report a concern form (Rent Smart Wales).
  Example: If you have been charged a 'cleaning fee' at the start of your contract, use this form to notify Rent Smart Wales. The housing officer can investigate and seek a refund on your behalf.
• Complaint to Trading Standards: Some councils direct you to Trading Standards for enforcement of fee bans. View guidance at Council Renting and Housing Assistance.

If Your Landlord Takes Action Against You

• Landlords in Wales cannot serve you with a valid eviction notice (such as a notice under a standard occupation contract) if they are demanding or have received a prohibited payment and not returned it.
• If you receive an eviction notice after refusing to pay a banned fee, inform your local council and seek advice immediately.

The tribunal which handles disputes regarding occupation contracts in Wales is the Residential Property Tribunal Wales.

How to Prevent Future Unfair Fees

• Before signing, ask for a full list of all permitted payments and clarify anything unclear.
• Save all copies of your contract, deposit records, and any receipts.
• If any fee concerns arise, act quickly and seek support—don’t delay.

Frequently Asked Questions

1. Can my landlord charge me for cleaning or admin fees in Wales?
   No, most admin and cleaning fees are banned by law for renters with standard occupation contracts in Wales.¹
2. What should I do if I already paid an illegal fee?
   Request a refund in writing from your landlord or letting agent. If refused, report them to your local council or use the Rent Smart Wales complaint form.
3. Will I be evicted if I refuse to pay a banned fee?
   Your landlord can’t serve a valid eviction notice if they haven’t repaid any prohibited charges.¹
4. How do I report a letting agent who keeps charging banned fees?
   Complete the Rent Smart Wales concern form and provide details and evidence.
5. Does the law apply if I rent a room in a shared house?
   Yes, as long as you have an occupation contract, the same fee rules apply in shared accommodation in Wales.

Conclusion: Key Takeaways

• Landlords in Wales can only charge fees specifically allowed by the law, such as rent and security deposits.
• Any surprise or extra fee not permitted is likely illegal—ask for details, then challenge or report it.
• Local councils, Rent Smart Wales, and the Residential Property Tribunal Wales can investigate and resolve unfair fee disputes.

Always keep copies of contracts, receipts, and your communications as evidence if you need to take action.

Need Help? Resources for Renters

• Private renting: tenants' rights and responsibilities
• Welsh Government Renting Homes Guidance
• Rent Smart Wales: Report a Concern
• Find your local council housing department
• Residential Property Tribunal Wales

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1. The Renting Homes (Fees etc.) (Wales) Act 2019 – full text.
2. Residential Property Tribunal Wales – tribunal information and forms.
3. Welsh Government Tenant Guidance – official advice for renters.

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