Can a UK landlord charge fees that aren't in the tenancy agreement?

No. Under the Tenant Fees Act 2019, landlords and agents in England can only charge permitted payments: rent, a tenancy deposit (capped at 5 weeks' rent for most tenancies), a holding deposit (capped at 1 week's rent), and certain default charges. A clause requiring other fees can't be enforced. In Wales, most fees are banned under the Renting Homes (Fees etc.) (Wales) Act 2019.

Do assured shorthold tenancies still exist in England?

No. Since 1 May 2026, the Renters' Rights Act 2025 has made private tenancies in England assured periodic tenancies. Existing ASTs converted automatically, fixed terms were abolished, and section 21 no-fault eviction ended. Tenants can leave with 2 months' written notice. Wales has its own system of occupation contracts under the Renting Homes (Wales) Act 2016. LeaseScan flags notice, break and rent clauses that conflict with current law.

Does LeaseScan cover Scotland and Northern Ireland?

Yes. LeaseScan analyses Scottish tenancies against the Housing (Scotland) Act 2006 (Private Residential Tenancy regime) and Northern Ireland tenancies against the Private Tenancies (Northern Ireland) Order 2006. Select your jurisdiction on the scan page before uploading.

UK Tenancy Law

UK Tenancy Agreement Review — Know Before You Sign

Q: What is the maximum deposit a UK landlord can charge?

In England, under the Tenant Fees Act 2019, if the annual rent is under £50,000, the tenancy deposit is capped at 5 weeks' rent. For annual rents of £50,000 or more, the cap is 6 weeks' rent. Deposits must be protected in a government-approved scheme within 30 days of receipt.

Upload your tenancy agreement or paste the text. LeaseScan checks every clause against the Housing Act 1988, Tenant Fees Act 2019, and the Renters' Rights Act — and tells you exactly what to worry about.

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Housing Act 1988 Tenant Fees Act 2019 Renters' Rights Act England, Scotland & NI

Legal Context

What UK Tenancy Law Says

UK residential tenancy law has changed significantly in recent years. Here are the key areas LeaseScan checks your agreement against.

Tenant Fees Act 2019

Deposit & Fee Caps

Landlords and agents in England may only charge a tenancy deposit capped at 5 weeks' rent (or 6 weeks if annual rent is £50,000 or more). An administration fee, inventory fee, or check-out fee is a prohibited payment, so a clause requiring one can't be enforced. Wales bans most fees under its own law.

Tenant Fees Act 2019, ss.3–4 (England); Renting Homes (Fees etc.) (Wales) Act 2019

Renters' Rights Act 2025

Eviction & Notice Periods

Section 21 no-fault eviction was abolished in England on 1 May 2026. Landlords now need a legal ground, such as selling or moving in (4 months' notice, for a date at least 12 months into the tenancy). Tenants can leave with 2 months' notice. In Wales, a landlord's no-fault notice must give at least 6 months' notice. A clause that cuts these notice periods can't be enforced.

Housing Act 1988, s.8 and Sch. 2 (as amended by the Renters' Rights Act 2025); Renting Homes (Wales) Act 2016, s.173

Homes Act 2018

Fitness for Human Habitation

Under the Homes (Fitness for Human Habitation) Act 2018, landlords must ensure the property is fit for habitation at the start of and throughout the tenancy. Clauses limiting this liability or requiring tenants to waive inspection rights may be unenforceable.

Homes (Fitness for Human Habitation) Act 2018, s.2

Housing Act 2004

Deposit Protection

Deposits must be protected in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receipt, and the tenant must be given the prescribed information. If the landlord fails to do this, they may owe the tenant 1–3× the deposit amount.

Housing Act 2004, ss.212–215; Localism Act 2011

Sample Report

What a UK Lease Analysis Looks Like

LeaseScan flags issues by severity — Critical (potential legal breach), Warning (unfair term), or Fair (within normal range).

Sample — UK Tenancy Analysis

⚠ Critical

Clause 8.3 — Inventory & Check-Out Fee

"Tenant shall pay a £250 check-out fee and a £150 inventory fee at the end of the tenancy." This clause can't be enforced. Under the Tenant Fees Act 2019, only permitted payments may be charged. Inventory and check-out fees are prohibited payments, not permitted default charges.

▲ Warning

Clause 4.1 — Landlord Entry

"The landlord may enter the property at any time with 24 hours' notice." While 24 hours is standard, the clause does not include the tenant's right to refuse entry in non-emergency circumstances, which may be considered an unfair term under the Consumer Rights Act 2015.

✓ Fair

Clause 2.1 — Rent Increases

"Any rent increase will follow the statutory procedure, no more than once a year, with at least 2 months' written notice." In England the section 13 process applies whatever the agreement says: no increase in the first 12 months, then at most once a year with at least 2 months' notice. This clause adds nothing beyond that, which is fine.

Jurisdiction Coverage

UK Jurisdiction Coverage

🏴󠁧󠁢󠁥󠁮󠁧󠁿 England

Housing Act 1988 · Tenant Fees Act 2019 · Renters' Rights Act · Homes (Fitness for Human Habitation) Act 2018

🏴󠁧󠁢󠁷󠁬󠁳󠁿 Wales

Renting Homes (Wales) Act 2016 · Housing (Wales) Act 2014 · Fitness for Human Habitation provisions

🏴󠁧󠁢󠁳󠁣󠁴󠁿 Scotland

Housing (Scotland) Act 2006 · Private Residential Tenancy regime · Letting Agent Code of Practice

🇬🇧 Northern Ireland

Private Tenancies (Northern Ireland) Order 2006 · Houses in Multiple Occupation Act (NI) 2016

🏠 HMO Properties

Housing Act 2004, Part 2 · Mandatory HMO Licensing requirements · Additional amenity standards

📋 Common Clauses Flagged

Banned fees · Deposit cap breaches · Unfair entry rights · Unenforceable repair waivers · Notice period violations

Common Questions

UK Tenancy FAQ

What UK tenancy laws does LeaseScan check against?

LeaseScan checks your tenancy agreement against the Housing Act 1988, the Tenant Fees Act 2019, the Renters' Rights Act, the Homes (Fitness for Human Habitation) Act 2018, and local authority licensing requirements for England. Welsh tenancies are checked against the Renting Homes (Wales) Act 2016. Scottish tenancies are checked against the Housing (Scotland) Act 2006, and Northern Ireland against the Private Tenancies (NI) Order 2006.

Can a UK landlord charge fees not listed in the Tenant Fees Act?

No. Under the Tenant Fees Act 2019, only permitted payments may be charged in England: rent, a capped tenancy deposit, a holding deposit (capped at 1 week's rent), and certain default charges. A clause requiring administration fees, inventory fees, or check-out fees can't be enforced. LeaseScan flags these automatically.

What is the maximum deposit a UK landlord can charge?

In England, under the Tenant Fees Act 2019, the deposit is capped at 5 weeks' rent for tenancies with an annual rent under £50,000, or 6 weeks' rent if the annual rent is £50,000 or more. Deposits must be protected in an approved scheme (DPS, MyDeposits, or TDS) within 30 days of receipt.

Does LeaseScan cover the new Renters' Rights Act?

Yes. LeaseScan's UK analysis includes checks for provisions that conflict with the Renters' Rights Act, including clauses relating to no-fault eviction, rent increases, and fixed-term tenancy restrictions. The Act abolished section 21 evictions and assured shorthold tenancies in England on 1 May 2026. Private tenancies there are now assured periodic tenancies. The Act does not apply in Wales.

Is LeaseScan legal advice?

No. LeaseScan is an informational tool that flags potential issues in your tenancy agreement. It is not a substitute for legal advice. If a clause is flagged as Critical, we recommend consulting a qualified solicitor or contacting Shelter, Citizens Advice, or your local council's housing team before signing.

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