Limit rent in advance to the first month (or 28 days) between signing and move-in

Assured tenancies entered into on or after 1 May 2026, other than social housing let by a private registered provider and tenancies granted under the homelessness duty.

Only require 'initial rent' (rent for the first rent period, or for any later rent period ending within the first 28 days) to be paid in the period after the tenancy is entered into and before the first day of the tenancy. Do not include terms requiring rent to be paid before the rent period it covers; rent periods cannot exceed one month.

Deadline

Before the start of the tenancy

Pre-tenancy period runs from the date the tenancy is entered into to the day before the tenancy starts.

• Tenancy agreement showing rent due dates within each rent period
• Payment records for the pre-tenancy period

Other consequences

Terms requiring rent in advance are of no effect and rent becomes due on the substitute rent day (HA 1988 s.4B(1),(3)). GOV.UK states the council can investigate and require repayment of rent illegally taken in advance.

• Renters' Rights Act 2025, s.8 (inserts Housing Act 1988 s.4B: prohibition of rent in advance except initial rent)legislation.gov.uk
• Renters' Rights Act 2025, s.1 (assured tenancies to be periodic with rent period not exceeding a month)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

Exceptions (GOV.UK): tenancies arranged by a council for a homeless household, and social or supported housing. Tenants may choose to pay early once the tenancy has started but cannot be required to. Referencing, affordability checks and guarantors remain allowed. Section 4B does not apply to tenancies entered into before 1 May 2026.

• 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.

• 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.

• 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.