The Renters' Rights Bill, now the Renters' Rights Act, introduced significant changes to the rules on rent paid in advance in England. Since 1 May 2026, landlords can no longer require or accept large upfront rent payments—such as six or twelve months' rent in advance—for new tenancies covered by the Act. The reforms are intended to make renting fairer and more accessible, particularly for tenants who previously struggled to raise substantial upfront sums.
What Changed?
Under the Renters' Rights Act:
Landlords cannot require more than one month's rent in advance.
Landlords cannot accept an offer from a tenant to pay more than one month's rent in advance at the start of a new tenancy covered by the Act.
The first month's rent can only be requested after the tenancy agreement has been entered into by both parties.
These rules are designed to prevent tenants from being priced out of the rental market by large upfront payment demands.
Why Was the Law Changed?
Before the reforms, it was common for some landlords to request six or twelve months' rent in advance from applicants who:
Had no UK credit history
Had no UK rental history
Were international professionals
Were overseas students
Were self-employed
Did not meet standard affordability criteria
Although intended to reduce the landlord's financial risk, these requests created a significant barrier for many otherwise suitable tenants. The Government introduced the new restrictions to improve access to private rented housing.
What Can Landlords Do Instead?
The Act does not prevent landlords from carrying out thorough checks before granting a tenancy. Instead, landlords are expected to rely on:
Tenant referencing
Employment verification
Affordability assessments
Credit checks
Previous landlord references
Personal or professional guarantors
Rent guarantee insurance
These measures help assess a tenant's ability to pay rent without requiring excessive upfront payments.
Does This Affect Existing Tenancies?
The upfront rent restrictions apply to new tenancies covered by the Renters' Rights Act from 1 May 2026. Existing tenancy arrangements may be subject to transitional provisions, depending on when the tenancy began.
Are Deposits Still Allowed?
Yes. The new rules do not abolish tenancy deposits or holding deposits where these are permitted by law.
Landlords may still request:
A tenancy deposit, subject to the existing legal cap.
A holding deposit, where allowed under the Tenant Fees Act.
The reforms specifically restrict excessive rent in advance, not tenancy deposits.
What Should Tenants Do If Asked for Six or Twelve Months' Rent?
If you are applying for a new tenancy covered by the Renters' Rights Act and a landlord asks you to pay six or twelve months' rent in advance, you should:
Ask whether the request complies with the current legislation.
Request the reason for the payment requirement in writing.
Seek advice from your local authority, Citizens Advice, or a housing adviser if you believe the request breaches the law.
Consider offering alternative evidence of affordability, such as employment confirmation, savings, references, or a professional guarantor if appropriate.
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Contact Fraser Bond today to learn more about the Renters' Rights Act, explore available rental properties, and receive expert support with renting across London and the UK.
