What Fees Can a Landlord or Letting Agent Charge Students in England?

Moving to England for university is an exciting experience, but finding student accommodation can sometimes be confusing, especially if you are unfamiliar with UK rental laws.

Imagine finding a student apartment you love, only for the letting agent to request an administration fee, a security deposit, and several months of rent upfront. How do you know which charges are legal?

The good news is that most unnecessary letting agent fees are banned in England.

Under the Tenant Fees Act 2019, landlords and letting agents can generally request only certain permitted payments, including rent, refundable deposits, utility costs and specific charges arising from tenancy-related circumstances.

The Renters' Rights Act 2025 introduced further protections from 1 May 2026, including restrictions on rent in advance for most private assured tenancies.

These protections are particularly useful for international students moving to England for the first time.

In this guide, SettledHub explains:

• Which landlord and letting agent fees are legal.

• How much you can be charged for a tenancy deposit.

• Which administration and referencing charges are banned.

• The new rules on paying rent upfront.

• How to challenge an unlawful fee.

• What to check before booking student accommodation.

Understanding these rules can help you avoid unexpected expenses and make confident housing decisions.

Quick answer: Landlords and letting agents in England can generally charge rent, capped refundable deposits, permitted utility costs, and limited fees for specific defaults or tenant-requested changes. Most administration, referencing, viewing, renewal and routine checkout fees are banned.

The Tenant Fees Act restricts the payments landlords and letting agents can require from tenants.

The following table summarizes common charges for student accommodation in England.

Fee or charge Legal status Main rule
Monthly or weekly rent Allowed Subject to applicable rental rules
Tenancy deposit Allowed Usually capped at five weeks' rent
Holding deposit Allowed Maximum one week's rent
Administration fees Banned Cannot charge for ordinary tenancy setup Referencing fees Banned Cannot pass normal tenant referencing costs to students Property viewing fees Banned Viewing a property should not attract a tenancy fee
Tenancy renewal fees Banned Cannot impose prohibited renewal charges
Tenancy changes Sometimes Normally up to £50, or justified higher costs

allowed
Late rent interest Sometimes Subject to timing and interest limits

allowed
Lost keys or security Sometimes Reasonable replacement costs

devices allowed

Early tenancy termination Sometimes Limited to qualifying losses or reasonable costs

allowed
Utility and communication Allowed Subject to applicable charging rules

costs

Routine checkout fees Banned Cannot charge a prohibited checkout fee

Why does this matter for students?

Students often rent accommodation while managing limited budgets, education expenses and living costs.

Unexpected housing charges can create financial pressure, especially for international students who are unfamiliar with the English rental market.

Important: The Tenant Fees Act covers relevant student tenancies and licences, but some rules, particularly rent-in-advance restrictions and deposit protection, depend on the accommodation type. University halls and certain purpose-built student accommodation may be treated differently from private assured tenancies.

Official reference: https://www.gov.uk/guidance/tenant-fees-act-2019-guidance-for-tenants

Rent is the main cost of student accommodation, but landlords must follow rules about when rent can be requested and how much can be required upfront.

What changed on 1 May 2026?

For most private assured tenancies covered by the new rules:

• Landlords cannot request, encourage or accept rent before both parties sign the tenancy agreement.

• After signing, landlords can generally require up to one month's rent, or 28 days' rent where applicable, before the tenancy starts.

• Landlords cannot make excessive advance rent payments a condition of obtaining the property.

• Tenants can voluntarily choose to pay rent earlier during an existing tenancy, subject to the applicable rules.

Example: A student renting in Manchester

Suppose you find a student apartment costing £750 per month.

A landlord asks you to pay six months' rent before moving in.

Six months of rent would equal £4,500.

For a qualifying private assured tenancy entered into from 1 May 2026, the landlord cannot generally require that £4,500 upfront. After signing the agreement, they can normally request up to the first month's rent before the tenancy begins.

What if you do not have a UK guarantor?

International students sometimes face additional difficulties because they do not have UK credit histories or guarantors.

However, lacking a guarantor does not automatically give a landlord the right to demand prohibited rent-in-advance payments.

Before agreeing to any substantial upfront payment, check your tenancy type and request written confirmation of the payment terms.

Important exception: Some university halls, common-law tenancies, licences and qualifying purpose-built student accommodation are subject to different legal arrangements. Do not assume the assured-tenancy advance-rent limits apply to every student room.

SettledHub tip: Always review your rental agreement, payment schedule and deposit conditions before transferring money to a landlord or agent.

Official reference: https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants

A tenancy deposit, also known as a security deposit, is money held as protection against eligible losses, such as unpaid rent or damage beyond fair wear and tear.

Landlords cannot demand unlimited deposit amounts.

Maximum deposit limits in England

For tenancies covered by the Tenant Fees Act:

• Annual rent below £50,000: Maximum five weeks' rent.

• Annual rent of £50,000 or more: Maximum six weeks' rent.

Example: Student accommodation costing £700 per month

Monthly rent: £700

Annual rent: £700 × 12 = £8,400

Weekly rent: £8,400 ÷ 52 = approximately £161.54

Maximum five-week tenancy deposit: £161.54 × 5 = approximately £807.69.

This calculation helps students check whether a requested deposit exceeds the legal limit.

Must landlords protect the deposit?

For assured tenancies, landlords generally must protect tenancy deposits in an approved protection scheme within 30 days of receipt and provide the required information to tenants.

Approved schemes include:

• Deposit Protection Service (DPS)

• MyDeposits

• Tenancy Deposit Scheme (TDS)

Deposit-protection obligations may differ for certain student halls, licences and other non-assured arrangements.

Can a landlord deduct money from your deposit?

Landlords may be entitled to claim reasonable amounts for unpaid rent, damage beyond fair wear and tear, or other legitimate tenancy obligations.

Students should take photographs during move-in and move-out, keep inventory records and retain payment receipts.

If a protected deposit deduction is disputed, the relevant scheme may offer a dispute-resolution process.

Official reference: https://www.gov.uk/tenancy-deposit-protection

A holding deposit is a payment made to reserve a rental property while a landlord or letting agent carries out checks or prepares the tenancy.

Unlike an administration fee, a lawful holding deposit is permitted.

How much can a holding deposit be?

The maximum holding deposit is one week's rent.

For example, if a room costs £650 per month:

Annual rent: £7,800

Weekly rent: £7,800 ÷ 52 = £150

Maximum holding deposit: £150.

Is the holding deposit refundable?

A holding deposit is generally refundable, and it may be applied towards your first rent payment or tenancy deposit with your consent.

However, landlords may retain it in specific situations, such as when an applicant withdraws, provides materially false or misleading information, or fails to take reasonable steps to complete the tenancy.

The usual deadline for entering into the tenancy is 15 days after the holding deposit is received unless a different deadline is agreed in writing.

What about shared student housing?

If four students jointly rent a house for £400 per week, the maximum holding deposit for the whole joint tenancy is generally £400.

The agent cannot charge each student a separate £400 holding deposit for the same joint tenancy.

Before paying, request written confirmation covering:

• The amount being paid.

• The property being reserved.

• The deadline for entering the agreement.

• The refund conditions.

• Whether the payment will be deducted from rent or the tenancy deposit.

SettledHub tip: Never transfer a reservation payment without checking the recipient, property details and refund terms.

Some letting agents previously charged tenants additional fees for administration, applications and routine property management.

Under the Tenant Fees Act 2019, most of these charges are prohibited.

Common banned letting agent fees

1. Administration fees

Agents cannot generally charge students simply for preparing tenancy documents, arranging paperwork or processing a rental application.

2. Referencing and credit-check fees

Ordinary referencing costs cannot be passed to tenants as a prohibited application fee.

3. Property viewing fees

An agent cannot charge a prohibited fee simply for allowing a prospective tenant to view a rental property.

4. Tenancy renewal fees

Agents cannot impose an otherwise prohibited charge for renewing a tenancy.

5. Routine inventory and checkout fees

Students should not be charged separate routine inventory preparation or checkout inspection fees.

6. Compulsory professional cleaning fees

Landlords generally cannot insist on a fixed professional cleaning payment as a condition of the tenancy.

However, tenants are still responsible for returning the property in the required condition, allowing for fair wear and tear. Reasonable cleaning costs may be recoverable if the tenant leaves the accommodation in breach of their obligations.

What if a fee has a different name?

Renaming a prohibited charge does not make it lawful.

Be cautious about unexplained fees described as:

• Processing charges

• Booking administration

• Documentation costs

• Application handling

• Standard service charges

Ask for an explanation of the legal basis for any additional payment.

Remember: You should not have to pay an unlawful fee simply to apply for or secure student accommodation.

Although most additional letting agent fees are banned, some charges are allowed in specific situations.

Late rent charges

A landlord may charge interest on overdue rent if the applicable conditions are satisfied.

The rent must be at least 14 days overdue, the tenancy agreement must provide for the charge, and the annual interest rate cannot exceed three percentage points above the Bank of England base rate.

A landlord cannot simply invent a fixed late-payment penalty.

Lost keys or security devices

If you lose a property key, access card or security fob, the landlord may charge reasonable replacement costs where permitted under the tenancy agreement.

You can ask for evidence supporting the requested amount.

Changes to a tenancy agreement

If you request a permitted change, such as replacing one tenant in a shared property, the landlord may generally charge up to £50.

A higher charge may be permitted where the landlord can demonstrate reasonable additional costs.

Ending a tenancy early

Early termination rules depend on the tenancy arrangement, notice requirements and any applicable agreement.

Where permitted, landlords may recover certain legitimate losses or reasonable costs arising from a tenant-requested early termination.

Students should check their rights before assuming that the full remaining rent or an arbitrary penalty is payable.

Utility bills and internet charges

Students may also need to pay for:

• Electricity

• Gas

• Water

• Broadband

• Telephone services

A property advertised as bills included should clearly explain what is covered and whether usage restrictions apply.

Do full-time students pay Council Tax?

Accommodation occupied entirely by qualifying full-time students is generally exempt from Council Tax.

Mixed households or students who do not meet the eligibility conditions may be treated differently.

Check with your local council and provide evidence of student status where requested.

International students renting accommodation in England generally have the same protections against prohibited tenancy fees as other tenants in comparable housing arrangements.

Whether you arrive from India, Nigeria, Pakistan, Nepal or elsewhere, the relevant rules depend on your tenancy and accommodation type rather than your nationality.

Challenges faced by international students

Students arriving in the UK may encounter additional difficulties because they:

• Do not have a UK credit history.

• Cannot provide a UK-based guarantor.

• Are unfamiliar with British rental agreements.

• Do not yet have a UK bank account.

• Need accommodation before arriving in England.

These circumstances can make students more vulnerable to misleading or unexpected payment requests.

Can landlords charge extra because you are an international student?

Landlords cannot impose prohibited tenancy fees simply because you are an international student.

However, lawful checks, tenancy terms and deposit requirements may still apply.

What about university halls and private student residences?

Not every student accommodation arrangement is legally identical.

Private rental properties may fall under assured tenancy rules, while university halls or qualifying purpose-built student accommodation may operate under different tenancy or licence arrangements.

Some protections still apply, but you should check the legal arrangement before relying on rules intended specifically for assured tenancies.

How can international students protect themselves?

Before making a payment:

1. Verify the landlord or letting agency.

2. Confirm the property's address and availability.

3. Review the tenancy agreement.

4. Check the deposit and rent requirements.

5. Request written confirmation of all charges.

6. Keep receipts and copies of correspondence.

SettledHub recommendation: Begin researching accommodation before travelling, compare available options carefully and avoid transferring money based only on photographs or messages.

If you believe a landlord or letting agent has requested an unlawful fee, you have options for challenging the payment.

Step 1: Check whether the fee is permitted

Compare the requested charge with the payments allowed by the Tenant Fees Act 2019.

You can use the official government guidance to identify prohibited charges.

Step 2: Keep written evidence

Save all relevant documents, including:

• Property advertisements

• Tenancy agreements

• Emails and messages

• Payment receipts

• Invoices and fee breakdowns

• Bank transaction records

Step 3: Request clarification or a refund

Contact the landlord or letting agent in writing.

Ask which legal provision allows the fee and request a refund if the payment is prohibited.

Step 4: Contact the relevant authorities

If the issue remains unresolved, contact the local council or Trading Standards.

A letting agent's approved redress scheme may provide another complaints route.

Step 5: Seek independent housing advice

Useful services include:

• Shelter England: https://england.shelter.org.uk

• Citizens Advice: https://www.citizensadvice.org.uk

• GOV.UK Tenant Fees Act guidance: https://www.gov.uk/guidance/tenant-fees-act-2019-guidance-for-tenants

Depending on the circumstances, tenants may be able to seek recovery of a prohibited payment through the First-tier Tribunal.

Student rental payment checklist

Before paying for accommodation, confirm that:

• The landlord or letting agency is genuine.

• The property details match the advertisement.

• The rent and payment frequency are clearly stated.

• The deposit does not exceed the applicable legal cap.

• The holding deposit does not exceed one week's rent.

• No prohibited administration or referencing fee has been added.

• Utility bills and other charges are explained.

• You understand your tenancy type and cancellation terms.

• You have written confirmation and receipts for every payment.

A few minutes spent checking your tenancy can help prevent costly disputes later.

Choosing the right student accommodation is about more than location and price. Understanding your legal rights, tenancy agreement and payment responsibilities is equally important.

Whether you are preparing to move to England or already studying in the UK, taking time to compare accommodation options can help you make a more informed decision.

SettledHub helps students and newcomers explore accommodation options and useful resources for settling into life in the UK.

Before you book, remember:

• Compare rental prices and accommodation features.

• Check which additional costs are included.

• Understand your deposit and rental payment obligations.

• Review your tenancy agreement carefully.

• Confirm who you are paying and keep your receipts.

Make your move to England easier

Looking for somewhere to stay during your university journey?

Explore accommodation options and other useful UK newcomer resources with SettledHub.

Visit SettledHub: https://settledhub.com

Disclaimer: This article provides general information about rental rules in England as of October 2026 and is not legal advice. Your specific rights depend on your tenancy arrangement and applicable law. Housing rules differ in Scotland, Wales and Northern Ireland.