State a single fixed rent in every written advert or offer

Advertising or offering in writing a dwelling to be let on an agreement that may create an assured tenancy in England (not social housing or supported accommodation). Covers the landlord and anyone acting or purporting to act for them, such as letting agents.

Include a specific rent amount (not a range) in every written advertisement or written offer of the letting: online portal listings, printed adverts, social media posts and any digital communication such as emails, texts or direct messages. A 'to let' sign displayed at the property is exempt.

Deadline

Ongoing

Applies each time a written advert or offer is published or sent.

• Dated copies or screenshots of each written advert and written offer showing the stated rent
• Written instructions to any letting agent fixing the asking rent

Civil penalty

Up to £7,000

Other consequences

Council financial penalty of up to £7,000 per breach (balance of probabilities). If the same subsection is breached again within 5 years of a previous penalty, an additional penalty of up to £7,000 can be imposed (s.57(2)). Penalties can be imposed jointly on landlord and agent.

• Renters' Rights Act 2025, s.56 (requirement to state rent and to avoid rental bidding)legislation.gov.uk
• Renters' Rights Act 2025, s.57 (financial penalties)legislation.gov.uk
• Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)legislation.gov.uk

Official guidance

Commenced 1 May 2026 by SI 2026/421 reg 3(c). Applies regardless of when the landlord's other tenancies began.

• Do not invite, encourage or accept offers above the advertised rentIn force since 1 May 2026Fine up to £7,000

  Rental bidding is banned. You and your agent cannot ask for, encourage or accept an offer of rent above the rent stated in the written advert or offer.

• Limit rent in advance to the first month (or 28 days) between signing and move-inIn force since 1 May 2026

  Between signing and the tenancy start date you can only require the initial rent: usually one month's rent (monthly tenancies) or 28 days' rent. Once the tenancy has started, rent cannot be required before it is due.

• Increase rent only by a section 13 notice on Form 4A, at most once a yearIn force since 1 May 2026

  Rent can only go up through the section 13 process: serve Form 4A at least two months before the increase, no increase in the first 52 weeks, and at least 52 weeks between increases. Rent review clauses no longer work.

• Tenant challenges to rent: do not charge the higher rent until the tribunal decidesIn force since 1 May 2026

  A tenant can refer a proposed increase to the First-tier Tribunal before it takes effect, or challenge the starting rent in the first 6 months. The tribunal cannot set more than you proposed, and the higher rent is not payable until it decides.

• Announced: rent challenges to move to HMRC's Valuation Office (not yet in force)Proposed, not yet law

  The government has announced that HMRC's Valuation Office will decide challenges to rent increases in England instead of the First-tier Tribunal. No date has been set; the tribunal remains the route today.

• Refund rent paid for days after the tenancy endsIn force since 1 May 2026

  When an assured tenancy ends part-way through a rent period, the tenant is entitled to a refund of any rent paid for days after the end date.