Nearly a third of renters in England have been charged a fee just to stay in their own home past the end of a fixed term. That figure, from pre-2019 data, is the reason the Tenant Fees Act was introduced — and it’s still catching people out today. I’ve been writing about UK rental law for long enough to see the same confusion surface every time a lease renewal letter lands on someone’s doormat. The rules have changed, and the old assumptions about what you have to pay no longer apply.
Here’s the short version: if you’re renting in England and your tenancy started on or after 1 June 2019, your landlord or letting agent cannot charge you a penny to renew or extend your tenancy. That includes any fee for drawing up a new agreement, processing paperwork, or “administration” of the renewal. The law is clear, and it’s on your side. But knowing the law is only half the battle — you also need to know what happens when someone tries to charge you anyway, and what the recent Renters’ Rights Act 2025 means for renewals going forward. Here’s what you actually need to know.
What the Tenant Fees Act Actually Bans
The core idea is simple: your landlord cannot invent a fee just because your fixed term is ending. The Tenant Fees Act 2019 created a closed list of permitted payments. If a charge isn’t on that list, it’s a prohibited payment. Renewal fees are not on the list. That means any fee labelled “renewal”, “extension”, “new agreement”, or “administration” for staying in the same property is unlawful. I’ve seen agents try to dress these up as “check-out fees” or “document processing charges” — but the law looks at what the fee is for, not what you call it.
What I’d do if I received a renewal fee demand today: I’d politely ask for an itemised breakdown in writing, then point them to the Tenant Fees Act. Most agents back down when they realise you know the rules. If they don’t, you have real options — which I’ll cover in a moment.
Why This Matters More Than Ever in 2026
The Renters’ Rights Act 2025 changed the landscape completely. From 1 May 2026, all remaining assured shorthold tenancies in England — whether fixed-term or periodic — became Periodic Assured Tenancies automatically. That means the traditional idea of a “renewal” — signing a new fixed-term contract every 6 or 12 months — no longer exists for existing tenants. Your tenancy simply continues month-to-month. No action is required from either party to “renew”.
This matters because it removes the very event that renewal fees were attached to. If there’s no fixed-term renewal, there’s no opportunity for a landlord to demand a fee for processing one. But the practical reality is more nuanced. Some landlords and agents, either through habit or confusion, still try to charge fees when a tenancy rolls over. And the old Section 21 no-fault eviction process is gone — from 1 May 2026, landlords must use Section 8 possession proceedings with specific grounds. That gives tenants more security, but it also means the rules around rent increases and deposits have shifted.
Consider this scenario: your fixed-term tenancy ended on 1 May 2026, and it automatically became a periodic tenancy. Your landlord sends you a letter saying there’s a £150 “renewal administration fee” to continue living there. Under the Tenant Fees Act, that fee is unlawful. Under the Renters’ Rights Act, there’s no renewal to process anyway. The tenancy continues without any paperwork. If your landlord wants to increase the rent, they must serve a valid Section 13 notice — not demand a fee.
What I’d do in that situation: I’d respond in writing, referencing both the Tenant Fees Act and the Renters’ Rights Act, and explain that the tenancy continues automatically. I’d keep a copy of the correspondence. If the landlord persists, I’d contact the local council’s trading standards team — they enforce the Tenant Fees Act and can issue fines.
Where People Go Wrong With Renewal Fees
Assuming a Renewal Fee Is Just “Standard Practice”
This is the most common mistake. Many tenants — and even some agents — believe renewal fees are a normal part of renting. They’re not. The Tenant Fees Act 2019 made them illegal for the vast majority of tenancies. If you’re asked to pay one, it’s not “standard” — it’s a breach of the law. The fix is straightforward: politely refuse, cite the Act, and ask for a written explanation of why the fee is being charged. Most agents will drop it immediately.
Paying a Fee Without Questioning It
Around 1 in 5 tenants in a 2023 survey said they paid a renewal fee without realising it was banned. The problem is that once you pay, recovering the money is harder — though not impossible. If you’ve already paid an unlawful renewal fee, you can request a refund in writing. If the landlord refuses, you can take the case to the First-tier Tribunal (Property Chamber) or report them to trading standards. The key is to act quickly and keep all receipts and correspondence.
Confusing a Rent Increase With a Renewal Fee
Some landlords try to bundle a rent increase with a “renewal fee” — charging you extra for the privilege of paying more. Under the Renters’ Rights Act, a rent increase on a periodic tenancy can only happen via a Section 13 notice, served at least 2 months in advance. The increase cannot take effect sooner than 52 weeks after the last increase. If a landlord demands a fee on top of a rent rise, that’s two separate violations. The fee is banned, and the rent increase may be invalid if the Section 13 process wasn’t followed.
Not Knowing the Deposit Rules Have Changed
When your tenancy became periodic on 1 May 2026, your existing deposit protection remained valid. Your landlord does not need to re-protect the deposit or re-serve the prescribed information. But if they try to charge a “deposit re-registration fee” as part of a renewal, that’s also a prohibited payment. The deposit stays where it is until the tenancy ends. If a landlord demands a fee for “updating” the deposit, they’re breaking the law.
What I’d do if I’d already paid an unlawful fee: I’d send a formal written request for a refund, referencing the Tenant Fees Act. If they don’t refund within 14 days, I’d report them to the local council’s trading standards team. They have the power to issue a fine of up to £5,000 for a first offence.
→ Scroll right to see all columns
| Fee Type | Legal? | Maximum Amount |
|---|---|---|
| Renewal fee | No | £0 |
| Tenancy deposit | Yes | 5 weeks’ rent |
| Holding deposit | Yes | 1 week’s rent |
| Variation fee (tenant-requested) | Yes | £50 or reasonable costs |
| Early termination fee | Yes | Reasonable costs or loss |
| Lost key replacement | Yes | Reasonable costs |
| Late rent interest | Yes | 3% above Bank of England base rate |
Your Practical Guide to Handling Renewal Fees and Tenancy Continuation
Writing about topics like this takes real time and research. If you buy something through an Amazon link on this page, I may earn a small commission — at no extra cost to you. It’s one of the things that makes it possible to keep BritWealth free to read. I only link to products that are genuinely relevant to the article.
Know What You Can Be Charged — and What You Can’t
The list of permitted payments under the Tenant Fees Act is short and specific. Rent, a refundable deposit (capped at 5 weeks’ rent for most tenancies), a refundable holding deposit (1 week’s rent), early termination fees (if agreed in advance), lost key or lock replacement costs, late rent interest (after 14 days overdue), and variation fees (capped at £50 if you request a change). Everything else — including renewal fees, check-out fees, inventory fees, and administration charges — is prohibited. If you’re unsure whether a fee is legal, ask for it in writing and compare it to this list. If it’s not there, you don’t have to pay.
How to Respond to an Unlawful Fee Demand
If your landlord or agent demands a renewal fee, follow these steps. First, ask for an itemised written explanation of the charge. Second, politely explain that renewal fees are prohibited under the Tenant Fees Act 2019 and that you will not be paying. Third, if they insist, contact your local council’s trading standards team — they enforce the Act and can issue a fine of up to £5,000. Fourth, if you’ve already paid, request a refund in writing within 14 days. If they refuse, you can apply to the First-tier Tribunal (Property Chamber) for a repayment order. Keep all correspondence and receipts.
- 1Request a written breakdownAsk for an itemised explanation of every charge. This forces the landlord to justify the fee and gives you evidence if you need to escalate.
- 2Refuse payment in writingCite the Tenant Fees Act 2019 and explain that renewal fees are prohibited. Keep a copy of your response.
- 3Report to trading standardsIf the landlord persists, contact your local council’s trading standards team. They can investigate and issue fines.
- 4Claim a refund if you’ve already paidRequest a refund in writing within 14 days. If refused, apply to the First-tier Tribunal for a repayment order.
What the Renters’ Rights Act 2025 Means for Your Next Move
From 1 May 2026, your tenancy has no fixed end date. It continues until you give 2 months’ written notice or your landlord obtains a possession order through Section 8. This gives you more security, but it also means you need to plan differently. If you want to move, you must give at least 2 clear months’ notice, ending on a rent payment date. If you want to stay, you don’t need to do anything — the tenancy continues automatically. The old pressure to “renew or leave” is gone. What I’d do: set a calendar reminder for 2 months before any planned move date, and keep a copy of your tenancy agreement and deposit protection certificate in a safe place. A small fireproof safe is a practical way to store these documents securely.
How Rent Increases Work Now
If your landlord wants to raise the rent, they must serve a valid Section 13 notice. The notice period is at least 2 months (or 1 month for weekly tenancies). The new rent cannot take effect sooner than 52 weeks from the start of the tenancy or from the date of the last increase. You can challenge a Section 13 notice at the First-tier Tribunal if you believe the proposed rent is above the open market rate. The tribunal will determine the market rent, but it cannot set a rent below what you’re currently paying. If your landlord tries to increase the rent without a Section 13 notice — for example, by demanding a higher rent as part of a “renewal” — that increase is not valid. You should continue paying your current rent until a proper notice is served.
Frequently Asked Questions
Can my landlord charge a fee for drawing up a new tenancy agreement? ▾
What if my tenancy started before June 2019? ▾
Can I be evicted for refusing to pay a renewal fee? ▾
What happens to my deposit when my tenancy becomes periodic? ▾
Can my landlord increase the rent without a Section 13 notice? ▾
What if I’ve already paid a renewal fee? Can I get my money back? ▾
Sources and Further Reading
Negotiating Rent: Top Tips for Renters in the UK — Practical strategies for discussing rent with your landlord, including how to use market data and the Section 13 process to your advantage.
Tenancy Renewal UK: What Landlords Need to Know in 2026. LetSafe UK, 2026.
Are Landlord Renewal Fees Legal in England?. Tenant Rights UK, 2026.
If this was useful, you might also want to read From Viewing to Keys: Your Ultimate UK Apartment Leasing Timeline.
