Do not invite, encourage or accept offers above the advertised rent

Letting a dwelling on an agreement that may create an assured tenancy in England (not social housing or supported accommodation), once a rent has been stated in a written advert or written offer by you or anyone acting for you.

Do not (a) invite or encourage anyone to offer more than the stated rent (including by mentioning competing offers or publishing a range and inviting bids), or (b) accept any offer of rent above the stated rent, even if the applicant volunteers it.

Deadline

Ongoing

Applies from the first written advert or offer until the letting is made; a breach can be reported even after the tenancy agreement is signed.

• Copy of the original written advert or offer showing the stated rent
• Signed tenancy agreement showing a rent not above the advertised rent
• Correspondence with applicants

Civil penalty

Up to £7,000

Other consequences

Council financial penalty of up to £7,000 per breach; additional penalty of up to £7,000 for a repeat breach of the same subsection within 5 years (s.57(2)).

• Renters' Rights Act 2025, s.56 (s.56(3) rental bidding prohibition)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

GOV.UK worked example: two different breaches (no rent in advert, then accepting a higher offer) are not a 'repeated breach' of the same subsection.

• State a single fixed rent in every written advert or offerIn force since 1 May 2026Fine up to £7,000

  Any written advert or written offer for a home to be let on an assured tenancy must state one specific rent. Price ranges and 'offers over' adverts are not allowed.

• 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.