I’ve been writing about renting in the UK for long enough to notice a pattern. Every few months, someone tells me they were charged a “check-out fee” when they moved out of a flat — and they paid it because they assumed it was normal. It isn’t. Under the Tenant Fees Act 2019, which was amended by the Renters’ Rights Act 2025, charging a tenant for a check-out inspection is a prohibited payment. Landlords and letting agents in England cannot charge you for an inventory check-out, a professional clean (unless you caused damage that needs it), or any administrative fee tied to the end of your tenancy. If you’ve paid one of these fees in the past, you were charged something that was against the law.
The rules are straightforward once you know where to look. The statutory guidance from the Ministry of Housing makes it clear that only a short list of payments are allowed: rent, a capped tenancy deposit, a capped holding deposit, and a few specific default fees. Everything else — including check-out fees — is banned. If you’re about to move out of a rented property, or if you’ve just been handed a bill for one of these charges, here’s what you actually need to know.
What the Tenant Fees Act actually says about check-out fees
The most important thing to understand is that the ban on check-out fees isn’t a grey area. The Tenant Fees Act 2019, as amended by the Renters’ Rights Act 2025, lists every single payment a landlord or agent can ask for. Inventory fees — both check-in and check-out — are explicitly on the prohibited list. So are professional cleaning fees charged upfront, renewal fees, and referencing fees. If your landlord or agent tries to charge you for any of these, they are breaking the law.
What I’d do if I were in your shoes: keep a copy of your tenancy agreement and any invoices you receive. If you’re asked to pay a check-out fee, you can politely point out that it’s a prohibited payment under the Act. Most agents will back down once they know you’re aware of the rules. If they don’t, you can report them to the local trading standards authority, which has the power to issue fines.
Why this matters for anyone renting in England
The practical effect of these rules is that your move-out costs should be minimal. You are responsible for leaving the property in the same condition it was in at the start — fair wear and tear excepted — but you cannot be charged a fee just for the process of checking that. If your landlord wants to deduct from your deposit for damage, they must follow the deposit protection scheme’s dispute process. They cannot simply bill you directly for a check-out report.
This matters because the cost of these banned fees used to be significant. Before the Act, some tenants were charged hundreds of pounds for “professional cleaning” that was never actually done, or for inventory reports that cost the agent very little. The guidance from LetSafe UK notes that the first breach of the Act can result in a fine of up to £5,000, and a repeat breach can go as high as £30,000. That’s a serious deterrent, but it only works if tenants know their rights.
One scenario I see often: a tenant moves out, the agent sends an invoice for £150 for a “check-out report,” and the tenant pays it because they think it’s standard. It isn’t. That £150 is a prohibited payment. If you’ve paid one in the past, you may be able to claim it back through a First-tier Tribunal (Property Chamber) application. The law is on your side, but you have to act.
Where tenants and landlords go wrong
Most of the confusion around check-out fees comes from a misunderstanding of what counts as “damage” versus “fair wear and tear.” Let me walk through the most common mistakes I see.
Confusing a check-out fee with a deposit deduction
A check-out fee is a charge for the process of inspecting the property when you leave. That is banned. A deposit deduction is money taken from your protected deposit to cover actual damage you caused. That is allowed, but only if the landlord can prove the damage and the amount is reasonable. The two are not the same thing, but some agents blur the line. If you’re asked to pay a fee for the check-out itself, that’s a prohibited payment. If the landlord wants to deduct from your deposit for a broken window, that’s a separate process that must go through the deposit protection scheme.
Paying for professional cleaning upfront
Under the Act, a landlord cannot require you to pay for a professional clean as a condition of the tenancy. You are expected to leave the property clean, but you can do the cleaning yourself. If the landlord insists on a professional clean and tries to charge you for it upfront, that is a banned fee. The only exception is if you caused damage that requires professional cleaning to restore the property to its original condition — and even then, the cost would come out of your deposit, not as a separate upfront payment.
Accepting a late rent fee before 14 days
A landlord can only charge a late rent fee if the rent is at least 14 days overdue. The fee is capped at 3% above the Bank of England base rate on the unpaid amount. If you’re charged a late fee after only a few days, or if the fee seems disproportionate, it’s likely a prohibited payment. The statutory guidance includes a formula for calculating the maximum allowed fee: add 3 to the Bank of England’s Bank Rate, divide by 100, multiply by the rent arrears, divide by 365, then multiply by the number of days the sum has been outstanding.
Not knowing the rules changed in 2026
The Renters’ Rights Act 2025 came into force on 1 May 2026, and it made several important changes. For private assured tenancies starting on or after that date, rent in advance paid before the tenancy agreement is signed is now a prohibited payment. Landlords cannot invite or encourage you to offer rent in advance. They can only ask for rent from the date the agreement is signed until one day before the tenancy starts. If the tenancy starts on the same day the agreement is signed, they cannot ask for rent in advance at all. This is a significant change that many tenants — and some landlords — are still catching up on.
| Fee type | Status | Maximum amount |
|---|---|---|
| Check-out fee | Banned | N/A |
| Inventory fee | Banned | N/A |
| Professional cleaning (upfront) | Banned | N/A |
| Tenancy deposit | Permitted | 5 weeks’ rent (under £50k annual) or 6 weeks (£50k+) |
| Holding deposit | Permitted | 1 week’s rent |
| Late rent fee | Permitted (after 14 days) | 3% above Bank of England base rate |
| Early termination fee | Permitted (if tenant requests) | Landlord’s actual financial loss |
What I’d do if I were a landlord reading this: review your tenancy agreements and your standard practice. If you’ve been charging check-out fees or requiring professional cleaning upfront, you need to stop immediately. The fines are real, and the law is clear. If you’re a tenant and you’ve been charged one of these fees, you have grounds to challenge it.
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How to handle check-out fees and protect yourself
If you’re preparing to move out of a rented property, or if you’ve already been charged a fee you think might be illegal, here’s what to do. These steps are based on the rules in the Tenant Fees Act and the Renters’ Rights Act, and they apply to most private tenancies in England.
Know what you can be charged for at move-out
When you leave a property, the only payments a landlord can ask for are: any outstanding rent, a deduction from your deposit for damage (not wear and tear), and a reasonable fee for replacing lost keys or security devices. That’s it. You cannot be charged for a check-out report, an inventory inspection, or a professional clean unless you caused damage that requires it. If your landlord or agent tries to charge you for any of these, you can refuse. If they’ve already taken the money, you can apply to the First-tier Tribunal to get it back. The tribunal has the power to order a refund of any prohibited payment.
Document the condition of the property when you move in and out
The best way to avoid disputes at move-out is to have clear evidence of the property’s condition. Take dated photos and videos of every room when you move in, and do the same when you move out. Pay particular attention to areas that often cause disagreements: carpets, walls, appliances, and any existing damage. If you have a detailed inspection checklist from when you moved in, that can be invaluable. If your landlord tries to deduct from your deposit for damage that was already there, your photos are your evidence.
Challenge any prohibited payment in writing
If you receive an invoice for a check-out fee or any other banned charge, respond in writing. State clearly that the fee is a prohibited payment under the Tenant Fees Act 2019 (as amended by the Renters’ Rights Act 2025) and that you will not pay it. Keep a copy of your response. If the landlord or agent persists, you can report them to your local trading standards authority. You can also seek advice from a tenant-landlord lawyer if the situation escalates. Many offer a free initial consultation, and the cost of a formal challenge is often recoverable if you win.
Understand the new rules on rent in advance
For tenancies starting on or after 1 May 2026, landlords cannot ask for rent in advance before the tenancy agreement is signed. They also cannot charge higher rent at the start of a tenancy to make up for lost fee income — this is called “front loading” and is specifically banned. If you’re starting a new tenancy, make sure you’re not being asked to pay rent before the agreement is signed. If you are, that’s a prohibited payment. The only rent a landlord can collect before the tenancy starts is from the date the agreement is signed until one day before the tenancy start date.
- 1Review your tenancy agreement and any invoicesCheck if you’ve been charged a check-out fee, inventory fee, or upfront cleaning fee. If you have, it’s likely a prohibited payment.
- 2Refuse to pay and put it in writingSend a clear email or letter stating the fee is banned under the Tenant Fees Act. Keep a copy for your records.
- 3Report to trading standards if they persistYour local council’s trading standards team can investigate and issue fines of up to £5,000 for a first breach.
- 4Apply to the First-tier Tribunal to recover money already paidIf you’ve already paid a prohibited fee, you can apply to the tribunal for a refund. The process is designed to be accessible without a lawyer.
Frequently asked questions about check-out fees
Can a landlord charge me for a professional clean when I move out? ▾
What if my tenancy started before the Tenant Fees Act came into force? ▾
Can I be charged for a lost key or security device? ▾
What happens if my landlord tries to charge a banned fee? ▾
Does the ban on check-out fees apply to student halls or lodgers? ▾
Can a landlord deduct from my deposit for fair wear and tear? ▾
The rules around check-out fees are clear, but they only protect you if you know them. If you’re about to move out, refuse any charge that isn’t on the permitted list. If you’ve already paid one, you have the right to get that money back. The law is on your side, but you have to act. If this was useful, you might also want to read Understanding Unclear Lease Contract Terms for Renters.
Sources and Further Reading
What You Need to Know About Renting in the UK — A broader guide to the rights and responsibilities of tenants in the UK, covering deposits, contracts, and dispute resolution.
Statutory Guidance: Tenant Fees Act amended by the Renters’ Rights Act 2025. Ministry of Housing, Communities and Local Government, 2025.
Tenancy fees: what landlords and agents can charge. Shelter, 2026.
Tenant Fees Act Landlord Guide 2026. LetSafe UK, 2026.
