Rental Deposit Calculator UK 2026
Calculate the maximum deposit a landlord can legally charge under Tenant Fees Act 2019
Tenant Fees Act 2019 — What You Need to Know
The Tenant Fees Act 2019 significantly restricted what landlords and agents can charge tenants, with the aim of reducing upfront moving costs. Understanding these rules helps both tenants and landlords stay compliant.
Deposit Caps: In England, security deposits are capped at 5 weeks' rent for properties with annual rent under £50,000, or 6 weeks' rent for higher rents. Wales caps deposits at 6 weeks' rent. Scotland has separate rules under the Housing (Scotland) Act.
Holding Deposits: A holding deposit reserves a property while references are checked. This is capped at 1 week's rent in England and Wales. It should be either deducted from the final deposit or fully refunded when the tenancy begins.
Penalties for Landlords: Landlords who breach these rules face significant penalties. They can be fined up to £5,000 for the first offence, with unlimited fines for subsequent offences. Tenants can also pursue compensation through the court system.
Frequently Asked Questions
What is the maximum deposit a landlord can charge?
In England, landlords can charge up to 5 weeks' rent as a deposit. In Wales, it's 6 weeks. Scotland typically allows 4 weeks. This is set by the Tenant Fees Act 2019.
What is a holding deposit?
A holding deposit is paid to reserve a property while references are checked. It cannot exceed 1 week's rent in England and Wales. It should be deducted from the final deposit or returned if the tenancy proceeds.
What happens if a landlord overcharges on deposit?
Landlords who charge excessive deposits or fail to protect deposits properly can face penalties of 1-3 times the deposit amount. Tenants can sue in court for compensation.
Do deposits need to be protected?
Yes, landlords in England, Wales, and Scotland must place tenant deposits in a government-approved tenancy deposit scheme within 30 days of receiving them.
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