Rental bidding rules — What landlords and agents can and cannot do

This guide explains the new rental bidding rules that apply to England landlords and letting agents from 1 May 2026 under the Renters’ Rights Act, and what the law required before that date. Reviewed March 2026.

What the rule is

Before 1 May 2026, there was no statutory prohibition on rental bidding in England. In a competitive market, landlords and agents could advertise a property at a given rent and then accept offers above that figure. Some agents ran informal “best offer” processes. While arguably market-driven, this practice priced out many applicants — particularly those on lower incomes or benefits — and was identified as a significant driver of housing unaffordability.

From 1 May 2026, the Renters’ Rights Act makes it a civil offence for landlords or letting agents to:

• Invite prospective tenants to bid against one another
• Solicit or encourage offers above the advertised asking rent
• Accept an offer above the advertised asking rent where they, or their agent, have invited or encouraged that offer

The Act requires landlords and agents to publish a single fixed asking rent for each property. Once that figure is published, it is the price at which the tenancy must be offered. Landlords cannot publish a range (e.g. “£1,200–£1,400 per month”) to create an implicit bidding process.

When it applies

The prohibition applies to:

• All private residential lettings in England from 1 May 2026
• Both landlords acting directly and letting agents acting on their behalf
• All advertising platforms — Rightmove, Zoopla, SpareRoom, social media, and any other channel

The rules apply when a property is first advertised and continue until a tenancy agreement is signed. Once rent is agreed and the tenancy starts, the figure in the agreement governs the tenancy.

What changed on 1 May 2026

The Renters’ Rights Act introduced a statutory ban on rental bidding. The key changes are:

• Fixed asking rent required. Landlords and agents must advertise at a single, specific rent — not a range. Advertising “offers around £1,500 per month” or inviting “competitive applications” is unlawful.
• Unsolicited offers above asking rent. If a prospective tenant spontaneously offers above the asking rent without any encouragement from the landlord or agent, the legislation does not require the landlord to refuse. However, landlords and agents must not take any step to encourage or solicit that outcome.
• Civil enforcement. Local housing authorities can issue civil penalties to landlords and agents who breach the rules. Persistent breach can be recorded on the Private Rented Sector Database.

What landlords must do

• Set a specific, fixed asking rent for each property before advertising it
• Ensure any letting agents acting on your behalf advertise only the fixed figure
• Do not communicate to prospective tenants (verbally or in writing) that higher offers will be considered
• Assess applications on criteria other than willingness to pay above the asking rent — referencing, employment, previous landlord references
• Keep records of the advertised rent and any offers received to demonstrate compliance if challenged

What evidence to keep

• Screenshots or records of the asking rent as advertised on each platform
• A log of applications received, showing the rent offered and any communications with applicants
• Written instructions to the letting agent confirming the fixed asking rent

Common mistakes

Advertising a range rather than a fixed figure. Phrases like “rent from £1,200 per month” or “price guide: £1,400” create ambiguity and may be treated as inviting bids. A single, specific figure must be used.

Telling applicants “there is a lot of interest.” Communicating high demand without expressly inviting higher offers can be seen as implicitly encouraging bidding. Be measured in communications with prospective tenants.

Accepting a higher offer without scrutiny. If a prospective tenant spontaneously offers above the asking rent, landlords must be able to demonstrate this was entirely unsolicited. Any internal record showing the landlord was seeking a higher figure could constitute evidence of a breach.

Not briefing your agent. Where a letting agent manages advertising and viewings, the landlord is responsible for ensuring the agent complies. An agent’s breach is attributed to the landlord for enforcement purposes.

Increasing the advertised rent between viewings. While landlords can change the asking rent before the property is let, doing so repeatedly in a rising market — or after receiving low offers — may be scrutinised.

FAQ

Can I raise my asking rent between tenancies? Yes. The prohibition applies once a property is advertised at a specific rent. You can set a new rent for each new tenancy, provided you do not invite bids above whatever figure you advertise.

What if a tenant voluntarily offers more? If the tenant spontaneously offers above the asking rent without any encouragement from you or your agent, the Act does not explicitly prohibit accepting it. However, this is an area of practical uncertainty and landlords should exercise caution.

Can I advertise different rents on different platforms? No. This would imply a range and could be treated as inviting competitive bids. Use the same specific figure on every channel.

What is the penalty for breaching the bidding ban? Local housing authorities can issue civil penalties. The level of fines is set in regulations; persistent breaches can also be recorded on the PRS Database, which affects fitness assessments.

Does this apply to renewals or rent increases during a tenancy? The bidding ban specifically applies to the initial letting process. Rent increases during a tenancy are governed by the section 13 procedure under the Housing Act 1988 (one increase per year on periodic tenancies, with advance notice).

Does the ban apply to commercial lettings or student halls? No. The Renters’ Rights Act applies to residential private rented tenancies in England. Commercial lettings and purpose-built student accommodation that falls outside the Housing Act 1988 are not covered.