Moving out of a rented flat in the UK can feel like a financial minefield. Under the Tenant Fees Act 2019, check-out fees charged by landlords or agents for the basic process of inspecting and returning a property are banned outright. Yet many tenants still report being asked to pay for professional cleaning or inventory checks after they leave. The law is clear: you cannot be charged for check-out reports, inventories, or routine cleaning unless you have caused damage beyond normal wear and tear. Here’s what you actually need to know.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
The Tenant Fees Act 2019 changed the landscape for renters in England. Before it, letting agents could charge hundreds of pounds for referencing, administration, and check-out reports. Now, only a short list of permitted payments remains. Understanding what is and isn’t allowed can save you from paying for something that should be free. If you’re unsure about your rights, it’s worth reading up on common rental contract red flags before you sign anything.
What the Tenant Fees Act Means for Your Move-Out Costs
The core concept here is the prohibited payment. Under the Tenant Fees Act 2019, any payment not on the permitted list is automatically banned. This includes check-out fees, inventory charges, and administration costs. The law applies to most private assured tenancies, student lettings, and licences in England. It does not cover social housing, long leases, or holiday lets.
What I tend to notice is that many tenants don’t realise the law applies to the entire tenancy, not just the start. The ban on fees covers the whole period you live there, including when you move out. So if your landlord tries to charge you for a check-out report, they are breaking the law.
Why Check-Out Fees Still Appear on Invoices
Despite the ban, some landlords and agents still try to charge for check-out costs. A 2023 survey by Shelter found that one in five tenants had been asked to pay a fee that was likely illegal. The confusion often comes from the difference between a banned check-out fee and a legitimate deposit deduction for damage. If you’ve stained a carpet or broken a window, the landlord can deduct from your deposit. But they cannot charge you a flat fee for the check-out process itself.
Consider this scenario: you move out of a flat after two years. The agent sends you an invoice for £150 for a professional check-out report and £200 for cleaning. Under the Act, the check-out report fee is banned. The cleaning charge is only allowed if you left the property in a state that breaches your tenancy agreement. Normal wear and tear — like slightly faded paint or worn carpet — does not count.
One thing I’d weigh up is whether the landlord is trying to pass on their own costs. Some agents used to bundle check-out fees into their service to landlords, and now they try to shift that cost to tenants. But the law is on your side. If you’re dealing with a dispute, it’s worth knowing how tenancy deposit schemes protect your money.
Where Tenants Get Caught Out on Move-Out Costs
Confusing check-out fees with deposit deductions
The most common mistake is thinking a check-out fee is the same as a deposit deduction. They are not. A check-out fee is a charge for the process of inspecting the property. A deposit deduction is money taken from your deposit to cover actual damage or unpaid bills. If your landlord charges you a flat £100 for a check-out report, that’s a prohibited payment. If they deduct £100 from your deposit for a broken window, that’s a legitimate claim — provided they have evidence.
Accepting cleaning charges for normal wear and tear
Many tenants pay for professional cleaning at the end of a tenancy because the agent says it’s required. Under the Act, you can only be charged for cleaning if you caused a clear breach. Normal wear and tear — like dust on skirting boards or a slightly grimy oven — is not a breach. If your tenancy agreement says you must have the property professionally cleaned, that clause may be unenforceable if it goes beyond what is reasonable.
Not challenging illegal fees within the time limit
If you pay a banned fee, you have the right to request a refund. But many tenants don’t act quickly. The First-tier Tribunal can hear claims for repayment, but you need to apply within a reasonable time. If you wait too long, you may lose your right to challenge. My first move would be to write to the landlord or agent in writing, citing the Tenant Fees Act 2019, and ask for the money back. If they refuse, contact your local council’s trading standards team.
Overlooking the holding deposit rules
Holding deposits are capped at one week’s rent. If you decide not to go ahead with the tenancy, the landlord can only keep it in specific circumstances — for example, if you gave false information or failed a Right to Rent check. If you simply change your mind, they must return it within seven days. Many tenants don’t realise this and lose money they are entitled to get back.
For a clearer picture of what you can and cannot be charged, here’s a breakdown of permitted and banned fees under the Act.
→ Scroll right to see all columns
| Fee Type | Permitted or Banned | Key Condition |
|---|---|---|
| Check-out report | Banned | Cannot be charged under any circumstances |
| Inventory check | Banned | Included in the prohibited payment list |
| Professional cleaning | Only if tenant breach | Must be for damage beyond normal wear and tear |
| Late rent charge | Permitted | Must be specified in tenancy agreement |
| Lost key replacement | Permitted | Reasonable cost or up to £50 |
| Tenancy deposit | Permitted | Max 5 weeks’ rent (under £50k/year) |
How to Handle Your Move-Out and Avoid Extra Costs
Knowing the rules is one thing. Applying them when you’re packing boxes and stressed is another. Here’s a practical guide to getting through the move-out process without paying fees you don’t owe.
Document the property condition before you leave
Take photos and videos of every room, including close-ups of any marks or wear. Compare these to the check-in inventory you received at the start. If the inventory was poor or missing details, note that. The burden of proof for deposit deductions lies with the landlord. If they can’t show that damage existed, they can’t deduct. A basic digital camera can help you build a clear record, though your phone will do the job just as well.
Clean to a reasonable standard, not a professional one
You don’t need to hire a professional cleaner unless your tenancy agreement specifically requires it and the condition you left the property in is genuinely worse than when you moved in. Clean the property as you would for a friend moving in. Vacuum, wipe surfaces, clean the bathroom and kitchen. If the landlord tries to charge for cleaning, ask for evidence that the property was left in a worse state than at check-in.
Challenge any banned fees in writing
If you receive an invoice for a check-out fee or any other banned charge, write to the landlord or agent immediately. State that the fee is prohibited under the Tenant Fees Act 2019 and request a refund. Keep a copy of your letter or email. If they refuse, you can apply to the First-tier Tribunal (Property Chamber) to claim repayment. The process is designed for tenants and doesn’t require a solicitor, though you might find it helpful to speak to a tenant and landlord lawyer if the dispute is complex.
Know the timeline for deposit disputes
Your deposit must be returned within 10 days of you and the landlord agreeing on the amount. If there’s a dispute, the deposit protection scheme will hold the money until it’s resolved. You have up to three months from the end of the tenancy to raise a dispute with the scheme. Don’t wait — start the process as soon as you move out. If you’re unsure how the scheme works, understanding deposit interest rules can help you avoid losing money.
What to do if your landlord threatens a bad reference
Some landlords use the threat of a negative reference to pressure tenants into paying banned fees. This is illegal. If you have paid all your rent and not caused damage, you are entitled to a fair reference. If a landlord gives a false or misleading reference, you may have a claim for defamation. Keep records of all communications. If you feel pressured, contact Citizens Advice or your local council.
Frequently Asked Questions About Check-Out Fees
Can my landlord charge me for a check-out report if it’s in my tenancy agreement? ▾
What counts as normal wear and tear vs damage? ▾
Can I be charged for a professional clean if I left the flat clean? ▾
What happens if my landlord tries to keep my deposit for check-out fees? ▾
Does the Tenant Fees Act apply in Scotland or Wales? ▾
How do I report a landlord charging illegal fees? ▾
Know Your Rights Before You Hand Over the Keys
The Tenant Fees Act 2019 gives you clear protection against check-out fees and other banned charges. The key is to know what is and isn’t allowed before you move out. Document everything, clean to a reasonable standard, and challenge any invoice that looks like a prohibited payment. If a landlord or agent tries to charge you for a check-out report, you have the law on your side. Don’t pay it, and don’t let them pressure you into accepting an unfair deduction from your deposit.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Renting with Pets in the UK: Your Rights and the Landlord’s Perspective.
Sources and Further Reading
Is Your UK Deposit Safe? Mastering the Tenancy Deposit Scheme — A deeper look at how deposit protection works and what to do if your landlord doesn’t protect your money.
How to Calculate Your Income for Renting in the UK — Practical guidance on what landlords look for and how to present your finances when applying for a tenancy.
Gov.uk (2024). Tenant Fees Act 2019: guidance for tenants. 🔗
Shelter (2024). Tenancy fees and other costs. 🔗
Tenant Rights UK (2024). Legal limits on extra fees and charges for renters in England. 🔗
Martin & Co (2024). Tenant Fees Act explained: what landlords and tenants need to know. 🔗
