Can a landlord charge me for referencing in England?

No. In England, charging a tenant or a prospective tenant for referencing is a prohibited payment under the Tenant Fees Act 2019. That ban covers credit checks too, along with admin fees, inventory fees, viewing fees and charges for drawing up the tenancy agreement. Referencing is a service the landlord or letting agent arranges, so the cost belongs to whoever ordered it.

Below is what the law actually permits, and what you can do if you have already paid. This guide covers England; the rules differ in Wales, Scotland and Northern Ireland.

Why can a landlord not charge me for referencing?

Before June 2019, it was common to be asked for anywhere between £50 and a few hundred pounds simply to be considered for a home, sometimes at several properties in the same month. The Tenant Fees Act 2019 turned that on its head. It works the other way round from what most people expect: rather than judging whether a charge is fair, it sets out a short list of permitted payments, and in most renting situations in England a landlord or agent can only require a payment that falls within it. A charge outside that list may well be prohibited, whether or not anyone thinks it is reasonable, though a few situations are more nuanced, such as genuine damages or an optional service the tenant has specifically asked for.

Referencing and credit checks are not on that list. Neither is the cost of the landlord's time, the paperwork, the inventory, or the check-in. The same applies whether the request comes from a private landlord or a letting agent, and whether it is called a fee, a contribution, an admin charge or something more creative.

What can a landlord lawfully ask me to pay?

• Rent.
• A refundable tenancy deposit, capped at five weeks' rent where the total annual rent is under £50,000, or six weeks' rent at or above that.
• A refundable holding deposit to reserve a property, capped at one week's rent.
• Utilities, communication services, a TV licence and council tax.
• Capped default charges, meaning late rent (limited by reference to the Bank of England base rate, and only once payment is well overdue) and the reasonable cost of a replacement key or security device.
• Up to £50, or reasonable costs if higher, to vary or transfer a tenancy at your request.
• Reasonable costs where you ask to end a tenancy early.

That is the permitted list. If a payment you are asked for is not on it, treat it as a question worth raising before you send any money. There are some nuanced situations, such as genuine damages or a service you have specifically asked for, so if a charge is not clear cut it is worth checking the current GOV.UK guidance or taking free advice.

Is a holding deposit the same as a referencing fee?

A holding deposit is lawful, and it is the one payment most often confused with a referencing charge. It is capped at one week's rent, it takes the property off the market while things are arranged, and it should normally be returned or put towards your rent or deposit. A landlord may keep it only in narrowly defined circumstances, such as where someone withdraws, gives false or misleading information, does not have the right to rent, or does not sign despite reasonable efforts on both sides. A holding deposit is not a way to recover the cost of referencing by another name, and there should be written reasons if it is not returned.

What do I do if I have already been charged?

Ask for it back, in writing, and say plainly that you believe the payment is prohibited under the Tenant Fees Act 2019. Keep the message short and keep a copy. Many charges are repaid at this stage, once the position is pointed out.

If that does not resolve it, the trading standards team at the local council enforces the Act. They can require repayment and issue a civil penalty of up to £5,000 for a first breach, rising to £30,000 or prosecution for a repeat breach within five years. Where you are eligible, you can also apply to the First-tier Tribunal to recover the money yourself, though time limits and evidence requirements apply, so it is worth checking the right route before you start. If a letting agent is involved, they must belong to a redress scheme, which gives you a further route to complain. Shelter and Citizens Advice both offer free guidance if you would like help before you start.

Can a landlord ask for six months' rent in advance instead?

Requests for large amounts of rent in advance became more common after the fee ban came in. The Renters' Rights Act 2025 closed that route, and the change is already in force: the main tenancy provisions took effect on 1 May 2026. A landlord cannot require more than one month's rent in advance, and cannot require rent to be paid before the tenancy agreement is signed. If you are asked for six months up front, that is worth questioning. A few parts of the Act are still to be commenced, so for anything beyond this check the current GOV.UK guidance for tenants.

Common questions

Can a landlord charge a tenant for referencing in England?

No. Under the Tenant Fees Act 2019, charging a tenant or prospective tenant for referencing is a prohibited payment in England. The same applies to credit checks, admin fees, inventory fees, viewing fees and charges for drawing up the tenancy agreement. Referencing is a service the landlord or agent arranges, so the cost sits with them. The rules differ in Wales, Scotland and Northern Ireland, so check the current position on GOV.UK for where you are renting.

What payments are landlords still allowed to ask tenants for?

The permitted list is short: rent; a refundable tenancy deposit, capped at five weeks' rent where the annual rent is under £50,000 and six weeks' rent at or above that; a refundable holding deposit capped at one week's rent; payments for utilities, communication services, a TV licence and council tax; a capped charge for late rent or a replacement key or security device; up to £50, or reasonable costs if higher, to change a tenancy at the tenant's request; and reasonable costs where a tenant ends a tenancy early. In most renting situations in England a landlord or agent can only require a payment from that list, so a charge outside it may well be prohibited. Some situations are more nuanced, such as genuine damages or a service the tenant has specifically asked for, so check the current GOV.UK guidance if a charge is not clear cut.

What should I do if I have been charged a banned tenant fee?

Start by asking the landlord or agent in writing to repay it, quoting the Tenant Fees Act 2019. If they do not repay, report it to the trading standards team at the local council, which can require repayment and issue a civil penalty of up to £5,000 for a first breach and up to £30,000 or prosecution for a repeat breach within five years. Where you are eligible, you can also apply to the First-tier Tribunal to recover the payment, though time limits and evidence requirements apply. Letting agents must belong to a redress scheme you can complain to as well.

Can a landlord ask for six months' rent in advance instead?

No. Since the main Renters' Rights Act 2025 provisions took effect on 1 May 2026, a landlord in England cannot require more than one month's rent in advance, and cannot require rent to be paid before the tenancy agreement is signed. A request for six months up front is worth questioning. A few parts of the Act are still to be commenced, so check the current GOV.UK guidance for the position on the date you are asked to pay, and take advice if a request looks unusual.

Gather your details once, and keep them yours

Knowing the rules is one thing; the practical annoyance is repetition. When you are looking at several homes at once, you tend to send the same documents and the same details to one landlord after another, and it is easy to lose track of what went where. Gathering your renting information in one place, keeping it current, and choosing which parts to share with each landlord takes that repetition away. That is what a renter profile is for, and the renter profile itself is free for renters to set up and keep.

One thing to be clear about: a renter profile does not carry out referencing, does not assess anyone, and does not take part in any decision. Referencing stays with the landlord or their provider, because that is who arranges and pays for it. The profile simply means your details are ready when the process starts, and that what you share, and with whom, remains your call. VEYLO X is a neutral platform: it does not verify anyone, does not decide any outcome, and takes no part in whether a tenancy goes ahead.

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