Understanding how and when rent can be requested is becoming more important under the Renters’ Rights Act 2025. The changes do not just affect payments. They also affect how properties are advertised, how offers are handled and how tenancies are set up from the start.
For private landlords and letting agents dealing with assured periodic tenancies in the private rented sector in England, the rules on rent in advance apply from 1 May 2026.
From the first advert through to move-in, consistency and compliance now matter more than ever. To manage this effectively, it is important to understand how the new rules affect each stage of the lettings process.
Related: Renters’ Rights Act landlord hub (Belvoir)
What has changed around rent in advance
The new rules place clear limits on when rent can be requested and how much can be taken up front.
Before a tenancy agreement is signed, landlords and letting agents must not ask for or accept rent in advance. After the agreement is in place, rent in advance is limited to one month’s rent, or a maximum of 28 days where the rental period is shorter.
Any requirement for larger upfront payments, such as quarterly or termly rent, is no longer permitted. Tenants may choose to pay more voluntarily, but this cannot be requested or encouraged.
Local councils enforce these rules and can issue civil penalties where, on the balance of probabilities, they conclude that a breach has occurred. These requirements shape how properties should be marketed and how payments should be handled from the outset.
Related: Rent reviews for real people: Staying fair, compliant, and prepared for the Renters’ Rights Act 2025
Getting adverts right from the start
Compliance begins before any application is received.
Property adverts should clearly set expectations and avoid wording that could create confusion about upfront payments. As a matter of good practice, landlords should:
- State the rent clearly
- Avoid suggesting that larger upfront payments will be preferred
- Keep wording consistent across portals, social media and other marketing materials
- Ensure follow-up communication reflects what has been advertised
Keeping adverts clear and accurate reduces the risk of confusion later in the process. While the statutory guidance focuses on when rent in advance can be requested or accepted, a clear advert supports a compliant process from the beginning.
Once a property is advertised and interest is generated, the next step is managing applications and holding deposits correctly.
Handling holding deposits correctly
Once a tenant expresses interest, the next step is often a holding deposit.
At this stage, landlords and letting agents should ensure the holding deposit process is clearly explained in writing and kept separate from any request for rent. Before the tenancy agreement is signed, the rules do not allow landlords or agents to ask for or accept rent in advance, and a holding deposit must not be used to sidestep that restriction.
Communication should remain focused on the application process, referencing and next steps rather than securing larger upfront payments. Clear records should be kept throughout, including when the holding deposit was taken and what was agreed.
Once an application is agreed, the focus moves to preparing for the tenancy start.
Setting expectations before move-in
The period between agreeing on a tenancy and moving in is where many issues can arise if expectations are unclear.
Landlords should ensure that tenants understand:
- What payments are required before move-in
- The amount of rent due at the start of the tenancy
- The timing of ongoing rent payments
At this stage, consistency is essential. The figures discussed should match the tenancy agreement and all previous communications.
Avoid introducing new payment expectations late in the process, as this can create compliance risks.
Related: Renters’ Rights Act possession grounds: what landlords need to know from May 2026
What to include in a compliant move-in pack
A clear and well-prepared move-in pack supports a smooth and compliant start to the tenancy.
This should include:
- A clear breakdown of all payments made and due
- Confirmation of the agreed rent and payment schedule
- The tenancy agreement and supporting documents
- Information on how and when rent should be paid
Providing everything in writing helps create a clear record and reduces the risk of misunderstandings.
Even with a structured process in place, there are still common pitfalls to avoid.
Avoiding common mistakes
Small missteps can lead to compliance issues under the new framework.
Landlords should avoid:
- Asking for rent before the tenancy agreement is signed
- Requesting more than the permitted rent in advance after signing
- Including outdated clauses that require multiple months upfront
- Using informal language that could be interpreted as encouraging larger upfront payments
A consistent and well-documented approach helps reduce these risks.
A more structured approach to starting tenancies
The changes to rent in advance are designed to create a fairer and more transparent system for tenants. For landlords, this means adopting a more structured approach across the entire lettings journey.
From adverts to move-in, each stage now plays a role in ensuring rent in advance is handled correctly. By aligning adverts, application handling and move-in processes, landlords can support compliance while maintaining a smooth and professional experience for tenants.
Getting your process ready
Preparing for these changes is not about making major adjustments overnight. It is about reviewing each stage of your lettings process and ensuring everything is aligned.
If you would like support reviewing your adverts, handling holding deposits correctly or preparing compliant move-in documentation, your local Belvoir team is here to help.
