Looking for guidance on how rental prices are set under the new Renters’ Rights Act?
Under the new framework, landlords must publish an asking price upfront – and not accept any amount over that figure. Get it wrong, and you could expose yourself to complaints and fines.
The good news is that, with the right planning, most landlords should steer well clear of breaches.
On this page, we’ll break down what’s changing.
You’ll learn:
- How to advertise a rental price under the new legal process
- What to consider before publishing an asking price
- What the consequences may be if you don’t comply
Keep reading to make sure your next listing starts on the right footing.
4 Key changes under the Renters’ Rights Act
The biggest shift is the end of “rental bidding”.
Under new rules, landlords and letting agents will need to publish an asking price upfront and, in most cases, must not accept offers above that advertised rent. The aim is to make the letting process more transparent and accessible – but it also means landlords will need to set a price they’re happy with from day one.
Some key changes you need to be aware of:
1. Mandatory publication of an asking price
- Landlords and letting agents must state a fixed rental price when advertising a property.
- A price range won’t be allowed – every written advert must include a specific rent
2. Ban on rental bidding
- It will be illegal to ask for, encourage or accept bids above the advertised rent.
- This ends the practice of inviting tenants to “offer more” in competitive markets.
3. Penalties up to £7,000
- Local Councils and housing authorities will have the power to issue fines of up to £7,000 for breaches.
- Penalties may be higher for repeat or serious non-compliance.
- For a full breakdown of punishable breaches and proposed starting-point penalties, see our guide: Landlord fines under the Renters’ Rights Act.
4. Ban on rent increases written into contracts
- Rent review clauses in tenancy agreements will no longer be enforceable.
- Landlords will only be able to increase rent once per year using the statutory process, with the required notice served.
- For the step-by-step rules, see: How rent increases work under the Renters’ Rights Act.
Rent rules under the Renters’ Rights Act: Complete Overview
Under the new framework, most tenancies will operate on an assured periodic (rolling) basis. That means a tenant could end the tenancy at any moment by giving the required notice – often two months in writing.
But landlords need to know what does (and doesn’t) count as a valid notice.
It’s crucial to understand the practical details: how notice can be served, whether a shorter notice period can apply, what happens in joint tenancies, and whether a tenant can withdraw notice once it’s been given.
On the next page, we’ve included a table that sets out what tenants can and can’t do when giving notice to quit.
What Tenants can and can’t do when advertising rental prices
| Situation | Can a landlord do it? | Why |
| Advertise the property without mentioning a price | No | Written adverts must include how much the rent will be. “Price on application” style adverts won’t be compliant. |
| Advertise a price range for the proposed letting | No | You must publish one specific amount – price ranges aren’t allowed. |
| Accept an offer higher than the proposed rent | No | Landlords/agents must not ask for, encourage or accept offers above the advertised rent. |
| Accept an offer lower than that advertised | Yes | The rule targets higher offers / bidding. Agreeing a lower rent isn’t “rental bidding”. |
| Accept a cash payment from a higher bidder besides the proposed rent | No | Any “top-up” is effectively accepting more than the advertised rent and may also fall foul of prohibited payments under the Tenant Fees rules. |
| Reduce rent after low demand | Yes | You can re-market at a lower fixed rent (still must be a single price in the advert). |
| Accept 6-12 months’ rent upfront | Generally, no | New rules restrict “rent in advance” demands: typically, you can take only the first month (or up to 28 days if rent is paid more frequently than monthly) during the pre-tenancy period – and clauses requiring early payment won’t be valid. There are limited exceptions (e.g., some local authority homelessness duty cases). |
| Increase rent mid-tenancy | Only via the statutory process | Rent review clauses won’t be enforceable. Increases are limited to once per year using the formal notice route (Section 13), with notice requirements. For the full process, see: How rent increases work under the Renters’ Rights Act. |
| Re-list at a higher rent | No (for the same letting) | Guidance for enforcement states you must not publish another advert with a higher advertised price for the same letting. |
4 Key ways to protect yourself before the new Notice to Quit Rules take effect
Landlords and letting agents should now be preparing their processes to avoid accidental breaches once the Renters’ Rights Act rental pricing rules come into force. Because you’ll need to publish a fixed asking rent – and stick to it – the risk is letting a conversation, a viewing, or an application process drift into non-compliance.
Taking practical steps early will make it far easier to market properties confidently, choose between applicants lawfully, and evidence your decisions if a tenant complains or the Council investigates.
Key steps to take now include:
- Standardise your advert and enquiry wording.
Create a set of approved phrases for listings, emails and WhatsApp replies — including how you confirm the rent, what’s included (bills/parking), and how applications are handled.
- Set your asking rent using a documented method.
Because you’ll be locked into a single advertised figure, decide your rent before marketing and record how you arrived at it (comparables, condition, furnishings, included services, EPC, seasonality).
- Build an “anti-bidding” selection process.
If multiple applicants want the property, your decision-making needs to rely on lawful, non-financial criteria – affordability, references, move-in date, household suitability and similar checks.
- Prepare for rent increases the right way.
Rent review clauses won’t be enforceable under the new regime, and landlords will generally only be able to increase rent once per year using the statutory notice process. For the full process, see: https://strikescs.com/2025/11/how-rent-increases-work-renters-rights-act-2025/
How we can help you prepare
Strikes Property Services Group helps landlords and letting agents navigate the legal and procedural changes shaping the private rented sector – with a focus on property dispute resolution and debt recovery when issues escalate. Whether you’re dealing with a tenant dispute, a breakdown in communication, or a situation where notice and compliance rules become contested, we can help.
Our specialists can support you at every stage with issues such as:
- Regaining possession where a tenant won’t leave as expected – including support with the Section 8 notice process and the steps required to progress a claim.
- Resolving occupation disputes through the courts where a tenant remains in the property after giving notice, or where the circumstances suggest abandonment may be unclear and you need to proceed cautiously.
- Rent arrears and debt recovery where a tenant leaves owing money – including enforcement support once the correct order is in place, so you can pursue what you’re owed legally and effectively.
If you’re unsure where to start, now is the time to act. Book a free consultation with our Managing Director, Chris Bane, to discuss your situation and the steps needed to stay compliant and protected.
