Rental Bidding Wars Banned: New Rent Transparency Rules for Landlords in England
The Renters' Rights Act 2025 bans rental bidding wars in England. Landlords and agents must publish an asking rent and cannot invite or accept offers above it. Understand the new transparency rules.
Are rental bidding wars banned in England?
Yes. Since 1 May 2026, a written advert or written offer for a private let in England must state a specific rent. Neither the landlord nor anyone acting for them may invite, encourage or accept an offer above that rent, even an unprompted one (Renters' Rights Act 2025, s.56). The local council can fine up to £7,000 per breach (s.57).
In force 1 May 2026The three duties in section 56
- State a specific rent in writing. You must not advertise or offer the let in writing unless the rent is a specific amount and the advert or offer states it (s.56(2)). "Offers over £1,500" or "£1,400–£1,600" is not a specific amount. A "To let" board at the property that only says the property is available is exempt (s.56(5)).
- Don't invite or encourage higher offers. This covers "best and final offers" rounds, sealed bids and telling applicants that others have offered more.
- Don't accept a higher offer, however it arrives.
The operative wording:
The "stated rent" is the rent stated by the person dealing with the offer, or by any other relevant person in any written advert or offer for the let (s.56(4)). If your agent's portal listing says £1,500, you cannot accept £1,600 because you never wrote a figure yourself. A "relevant person" is the prospective landlord or anyone "acting or purporting to act directly or indirectly on behalf of" them, which includes your letting agent. Where breaches by several people come from the same conduct, the council can fine them jointly (s.57).
The rules apply to lets that may create an assured tenancy. Social housing and supported accommodation are excluded (s.56(6)).
What is still allowed
- Setting the asking rent yourself. The Act does not cap the figure you advertise. It stops you going above it once it is stated.
- Letting for less. Agreeing a rent at or below the stated rent is fine.
- Choosing between applicants on affordability, references and Right to Rent, provided your criteria don't discriminate against people on benefits or with children (see the discrimination ban).
- Raising the rent later through the statutory Section 13 process: once a year, with at least two months' notice (Guide to the Renters' Rights Act). See Section 13 notices.
Decision table: is this a breach?
The starting points in the last column come from the government's civil penalties guidance. Councils adjust them up or down for aggravating and mitigating factors, up to the £7,000 maximum.
| Situation | Allowed? | Provision | Penalty starting point |
|---|---|---|---|
| Portal advert reads "Offers over £1,500 pcm" | No | s.56(2): no specific rent | £3,000 |
| Written advert with no rent, "price on application" | No | s.56(2) | £3,000 |
| "To let" board outside with no price | Yes | s.56(5) exemption | — |
| Advert says £1,500 pcm, and your agent emails applicants: "We've had strong interest, best and final offers by Friday" | No | s.56(3)(a): encouraging higher offers | £4,000 |
| An applicant volunteers £1,600 unprompted and you accept | No | s.56(3)(b): accepting a higher offer | £4,000 |
| An applicant volunteers £1,600, you decline and let at £1,500 | Yes | Let at the stated rent | — |
| Two applicants accept £1,500 and you choose the one with stronger references | Yes | Selection on lawful criteria | — |
| An applicant offers six months' rent up front to secure the property | No | Rent in advance is limited to one month, payable only after the tenancy is agreed (Guide to the RRA) | Separate regime, up to £5,000 |
For the up-front rent rules, see Rent in Advance Under the Renters' Rights Act.
A compliant letting process
- Fix the rent before you advertise, using local comparables. The figure you publish is the most you can accept for that let.
- Put one figure in every written advert and offer, for example "£1,500 per calendar month". Don't use ranges, "offers over" or "POA".
- Instruct your agent in writing to advertise the fixed rent, run no offers process, and refuse any higher offer.
- Record your decision. Note who applied, the rent agreed and the reason you chose the successful applicant. If a council investigates, that record shows you let at the stated rent.
Frequently asked questions
Who enforces the bidding ban?
The local housing authority, meaning your council (s.57). The maximum is £7,000 per breach. A further penalty can be imposed if the same breach recurs within five years of an earlier penalty.
Does the ban apply to lets agreed by phone?
The duty to state a rent applies to written adverts and written offers (s.56(2)). The ban on inviting, encouraging or accepting higher offers applies however the conversation happens (s.56(3)). The rent stated in any written advert for the property still counts as the stated rent.
Is my letting agent liable, or am I?
Either or both. The duties apply to the landlord and to anyone acting on their behalf, and the council can fine several people jointly where the breaches come from the same conduct (s.57).
This article is general guidance, not legal advice. Take professional advice on a specific situation.
LandlordReady Team
Editorial team
LandlordReady's guides are written for landlords who manage their own properties. They are researched from primary sources (legislation.gov.uk, GOV.UK guidance and the HSE), and each guide shows when it was last reviewed. They are general information, not legal advice.
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