I’ve covered enough housing stories to know that the problem isn’t just a few bad apples: opaque practices by some letting agents can push up costs for tenants and create anxiety every time the rent is due. If you’re fed up with hidden rent increases, surprise admin charges or “optional” fees that look anything but, here’s what I tell people to demand from their letting agents — in plain English, and backed by the protections that already exist for renters in the UK.
Insist on a clear written tenancy agreement that spells out rent changes
Ask for a fully itemised written tenancy agreement before you hand over any money. That should include:
If an agent claims they can increase rent unilaterally, get that in writing with the legal basis. I’ve seen tenants sign tenancy agreements with vague phrases like “rent may be reviewed periodically” — that’s not enough. Without a specific mechanism, a rent increase usually needs your agreement (or, if you’re in a periodic tenancy, a proper notice period under the law).
Demand transparency on all fees — and challenge banned charges
Since the Tenant Fees Act 2019 (England) most up-front and administrative letting fees are illegal. That doesn’t mean every agent complies. Tell agents you will not pay anything that is not permitted by law and ask them to:
If they try to charge for references, inventory checks, contract amendments, check-out fees or services like professional cleaning as compulsory, say no — these are typically prohibited in England and can be challenged in Wales and Scotland depending on local rules. If you’ve already paid an unlawful fee, you can demand a refund in writing and, if refused, escalate through Citizens Advice or the Small Claims Court.
Ask for receipts and an itemised ledger
Whenever you pay rent, a deposit or any permitted fee, request a dated receipt showing:
This is your evidence if rates change or if you need to challenge unlawful deductions later.
Require deposit protection and a clear inventory
I always tell tenants: no proof of deposit protection, no deposit paid. If your deposit is not protected within 30 days of receiving it, the landlord or agent can face penalties and may find it much harder to secure deductions when you leave. Ask the agent to provide:
Without a signed inventory, you are in a much stronger position to oppose unfair deductions for alleged damage.
Get move-in meter readings and utility transfer details
Ask the agent to take and document meter readings for gas, electricity and water on day one and provide copies. Insist they confirm who is responsible for arranging final and opening meter readings with suppliers. I’ve seen disputes dragged out because agents left this vague, and tenants ended up paying charges they shouldn’t have.
Request a rent review clause you can scrutinise
If the contract includes a rent review or uplift clause, ask for the exact formula. Reasonable clauses often tie increases to inflation measures or market comparables and require advance written notice. Vague clauses like “market rate to be determined by the agent” give too much power to the agent. You can push for:
Demand access to a statutory complaints process and redress scheme membership
Legally, letting agents must be part of a government-approved redress scheme (e.g. The Property Ombudsman or Property Redress Scheme) and, in many cases, a client money protection scheme. Ask for proof of:
If an agent refuses to show you this, consider reporting them to Trading Standards and switching to an agent that’s properly regulated.
Keep communications in writing and use templates
I recommend you keep every important interaction by email. If you need to push back on a fee or a rent increase, use a short, firm template. Here’s a simple version you can adapt:
Dear [Agent name],
I am writing to request written confirmation of the basis for the proposed rent increase of £[X] and copies of any documentation supporting this change. Please provide:
Please respond within 14 days. If you are unable to provide the requested information, I will assume the increase is not valid and will seek assistance from Citizens Advice and our local trading standards office.
Know the organisations that can help
Keep these contacts handy:
| Common charge | Likely legal status (England) |
|---|---|
| Holding deposit | Permitted, capped at 1 week’s rent |
| Tenancy deposit | Permitted, must be protected in a scheme, capped (usually 5 weeks) |
| Reference, admin, contract fees | Usually banned |
| Check-out fees | Usually banned unless optional and fully itemised |
Demanding transparency isn’t confrontational — it’s practical. Agents who are professional will provide documentation, receipts and clear explanations without a fuss. Those that don’t are exactly the ones you want to avoid or report. Speak up early, keep records and use the protections available: I’ve seen renters reclaim hundreds — sometimes thousands — simply by insisting on the paperwork and standing firm.
