Advance rent: what landlords can ask for and what is changing

TABLE OF CONTENTS

• WHAT IS ADVANCE RENT?
• BEFORE 1 MAY 2026
• FROM 1 MAY 2026 (EXPECTED POSITION UNDER THE RENTERS' RIGHTS ACT)
• RISKS TO BE AWARE OF
• JOINT TENANCIES AND ADVANCE RENT
• PRACTICAL STEPS AND COMMUNICATION
• WHEN TO SEEK ADVICE
• KEY TAKEAWAY

WHAT IS ADVANCE RENT?

• a deposit, which is held as security,
   
• normal monthly rent, which is paid during the tenancy.

• one term or several months in advance,
   
• the full academic year upfront,
   
• or advance rent instead of a guarantor.

BEFORE 1 MAY 2026

• There is no specific legal limit on how much advance rent a landlord can ask for.
   
• This means some students are asked to pay large sums, especially:
  • international students,
     
  • students without a UK guarantor,
     
  • or those with lower incomes.

• If the tenancy ends early, recovering unused rent can be complicated.
   
• If there are problems with the property or landlord, large upfront payments reduce your leverage.

FROM 1 MAY 2026 (EXPECTED POSITION UNDER THE RENTERS' RIGHTS ACT)

Upfront rent payments will be capped at one month’s rent maximum, meaning landlords and agents will not be able to require more than one month’s rent in advance in most situations.

Previously, some landlords asked for 3,6 or even 12 months’ rent upfront from students without a UK guarantor – now that’s not allowed.

This is intended to:

• Improve access to housing.
• Reduce discrimination against certain groups.
• And prevent financial exploitation.

This means that landlords cannot explicitly ask, but you as a prospective/ current tenant can ask to pay termly or annually.

If they do not agree, students use a guarantor insurance service. These services charge between 4% and 20% of the total rent.

This is a major change and may affect how landlords and letting agents approach student tenancies after May 2026.

RISKS TO BE AWARE OF

• Make sure you understand:
   
  • what period the payment covers,
     
  • what happens if you leave early,
     
  • and whether any amount is refundable.

• Check that the amount requested is clearly set out in writing.
   
• Be cautious about paying large sums before:
  
  
  • viewing the property,
    
    
  • signing a contract,
    
    
  • or confirming the landlord or agent is legitimate.

JOINT TENANCIES AND ADVANCE RENT

• Some landlords ask the whole group to pay a large amount upfront.
   
• This can create pressure if one person cannot afford it.

• how payments will be made,
   
• whether everyone can afford the same terms,
   
• and what happens if someone drops out before moving in.

PRACTICAL STEPS AND COMMUNICATION

• Ask the landlord or agent to explain:
  • why it is required,
     
  • whether alternatives are available,
     
  • and how this will work after May 2026.
• It is reasonable to ask if a guarantor or other option is possible instead.
  
  
• Keep written records of any agreement.

WHEN TO SEEK ADVICE

• you are being asked for large sums that you cannot afford,
• you feel pressured to pay quickly,
• or the terms are unclear.

KEY TAKEAWAY