Since 2019 most letting agent and landlord fees are illegal. Here is what counts as a banned fee and how to get your money back.
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Direct answer
Since the Tenant Fees Act 2019, most fees a private landlord or letting agent charges you are illegal. Reference fees, admin fees, inventory fees, check-out fees, renewal fees and "professional cleaning" requirements are all banned. If you paid any of these, you can get the money back, and the landlord cannot evict you using a Section 21 notice while they still hold a banned fee. Call us free on 0800 030 4669.
What is banned
Under the Act, a private landlord or letting agent in England can only charge for a short fixed list of things:
- Rent.
- A refundable tenancy deposit, capped at 5 weeks' rent (or 6 weeks' if annual rent is over £50,000).
- A refundable holding deposit, capped at one week's rent.
- A change-of-tenancy fee, capped at £50.
- Reasonable costs caused by you breaking the contract (early termination).
- Replacement of a lost key or security device, charged at the actual cost.
- Default fees for late rent or losing a key, only if written into the tenancy agreement and reasonable.
- Utilities, council tax, TV licence and communication services, where you have agreed.
Anything else is a prohibited payment. That includes:
- Reference, credit-check or admin fees.
- Inventory or check-in fees.
- "Professional cleaning" fees required at check-out.
- Renewal fees when your fixed-term ends.
- "Right to Rent" check fees.
- Guarantor reference fees charged to the tenant.
Why this matters
A landlord cannot serve a valid Section 21 "no-fault" eviction notice while they hold a prohibited payment. If they have, you can challenge the eviction on that basis. See what is a Section 21 notice.
How to ask for the money back
- Look at your move-in paperwork and bank statements. List every payment you made that was not rent or a refundable deposit.
- Write to the landlord or agent. Be specific: date, amount, what it was called. Ask for refund within 14 days.
- Keep a copy of the email or letter.
- If they refuse or ignore you, take it to Trading Standards (find your local one via citizensadvice.org.uk or your council).
- If the agent is part of a redress scheme (The Property Ombudsman or The Property Redress Scheme), complain to them too.
What the council can do
Local Trading Standards can fine the landlord or agent up to £5,000 for a first prohibited payment, and up to £30,000 or criminal prosecution for repeat offences. They can also recover the fee on your behalf.
What if my agreement says I have to pay
Even if it says so in your tenancy agreement, the fee is still banned. The clause is unenforceable. You do not have to pay, and if you already have, you can ask for it back.
What about deposits charged before June 2019
The Tenant Fees Act started on 1 June 2019 for new tenancies and 1 June 2020 for all tenancies. Fees paid before those dates are usually outside the scheme. But your deposit must still be protected in one of the three approved schemes from the start of the tenancy. See my deposit isn't protected.
Don't let fear stop you
Some tenants do not push back because they are worried the landlord will retaliate. The law protects you against that. A retaliatory Section 21 served after a complaint can be challenged. See can I be evicted for complaining.
How we can help
If banned fees were taken at the same time as your home was being neglected or you have been pushed into eviction proceedings, you may also have a disrepair or unlawful-eviction case. Call us free on 0800 030 4669.
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Sources
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 28 May 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only and not guaranteed; every case is different.
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