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

Advance rent is when a landlord or agent asks you to pay several months of rent upfront before you move in. This is common for students, especially international students or those without a UK guarantor. However, the rules around this are 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?

Advance rent is rent paid before it is due, usually covering the first few months of the tenancy. It is different from:

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

Some landlords ask for:

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

BEFORE 1 MAY 2026

Prior to 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.

This is legal in many cases, but it can create serious financial risk.

For example:

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.

Because of this, advance rent has been identified as an area where students can be vulnerable to unfair or exclusionary practices.

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

The Renters’ Rights Act introduces important new protections:

Landlords and agents will not be able to require more than one month’s rent in advance in most situations.
This is intended to:
- improve access to housing,
- reduce discrimination against certain groups,
- and prevent financial exploitation.

However:

Final guidance and some detailed rules (for example, how this interacts with student finance or voluntary advance payments) are still being clarified.
Students may still choose to pay more upfront if they want to, but this must not be a condition of getting the property.

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

RISKS TO BE AWARE OF

If you are asked for advance rent:

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.

This is particularly important if you are arranging accommodation from abroad.

JOINT TENANCIES AND ADVANCE RENT

In shared student houses:

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

You may want to discuss with housemates:

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

If you are unsure about advance rent:

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.

Many landlords and agents are still adjusting to the new legal framework, so open and early communication can help avoid misunderstandings.

WHEN TO SEEK ADVICE

You may want support if:

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

Durham SU Advice Service can help you review the situation before you commit.

KEY TAKEAWAY

Advance rent has been a barrier for some students in the past. The Renters’ Rights Act is expected to limit this significantly from 1 May 2026. Until then, it is important to understand the risks, ask clear questions, and avoid paying large sums unless you are fully confident in the arrangement.