How much it costs to rent
When you’ve found a property to rent, you'll have to make some payments before you move in.
You’II usually have to pay your first month’s rent in advance and a tenancy deposit. If you rent from a letting agent they'll usually ask you to pay a holding deposit.
Ask about all payments before taking a property so you don’t have to deal with any unexpected costs.
Get a receipt from your landlord or letting agent when you pay any money - you'll need this in case there are any problems.
Paying rent in advance
You might be asked to pay 1 to 2 months' rent before you move in. This is called paying 'rent in advance'. The actual amount you’II pay will depend on your landlord and your written agreement.
By paying your rent in advance you'll always be paying rent for the month ahead.
You might be asked to pay several months’ rent in advance if there’s a problem with your credit check or references.
Paying a tenancy deposit
Your tenancy deposit will usually be the same amount as 4 or 5 weeks' rent.
You’II get your deposit back when you move out of the property - your landlord or letting agent can only keep some money, for example if you damage something or don't pay your rent.
Your landlord or letting agent has to put your deposit in a 'tenancy deposit scheme', this is done to keep it safe. They must give you all the written information about the the scheme. You can take action against your landlord if your tenancy deposit isn't protected.
If you’re given the option to pay extra money instead of a deposit
The landlord or letting agent might say you can pay extra money instead of a deposit. This could be a single payment that’s less than a deposit or an extra amount every time you pay your rent. This is sometimes called a ‘deposit replacement scheme’ or ‘zero deposit scheme’.
Always read the terms and conditions before you agree to use a deposit replacement scheme. The payments aren’t deposits, so:
- you won’t get the money back at the end of the tenancy
- you’ll have to pay more money if you damage the property - it won’t come out of the money you’ve paid to the scheme
If you and the landlord disagree about how much you owe them at the end of the tenancy, you might have to go to a third party to decide how much you owe. This is called ‘arbitration’. You might have to pay more money for arbitration.
If you don’t go to arbitration or you don’t agree with the arbitration decision, you might have to go to court to decide how much you owe.
It’s usually best to pay a deposit if you can afford it instead of using a deposit protection scheme. If you can’t afford to pay a deposit, you can:
- contact your local council to see if they can help you - find your local council on GOV.UK
- check if you can get any grants from charities on the Turn2us website
If you still can’t afford a deposit and you want to use a deposit replacement scheme, check you can afford to pay the extra amounts.
The landlord or letting agent must give you the option to pay a deposit instead of using a deposit replacement scheme. If they say you have to use a scheme, this might be an ‘unfair tenancy fee’ - you can report them by
- contacting your local council’s housing department
- calling Rent Smart Wales
Rent Smart Wales
PO Box 1106
Telephone: 03000 133 344
Monday, Tuesday, Wednesday, Friday, 9am to 5pm
Thursdays, 1pm to 5pm
Your call is likely to be free of charge if you have a phone deal that includes free calls to landlines - find out more about calling 030 numbers.
Paying a holding deposit
You might be asked to pay a holding deposit to reserve a property. Don't pay it or sign anything unless you're sure you want the property - you usually won’t get the money back if you change your mind.
Once you’ve paid the holding deposit you have 15 days to sign a tenancy agreement. The landlord or letting agent can't rent the property to anyone else in that time without offering it to you first. You can ask them to hold the property for more than 15 days but you and the landlord or letting agent must agree to this in writing.
A holding deposit can be up to 1 week’s rent. If the rent is monthly, work out 1 week’s rent by multiplying the monthly amount by 12 months then dividing it by 52 weeks.
Monthly rent = £650
Multiply by 12 = £7,800
Divide £7,800 by 52 = £150 per week
The holding deposit will be £150
If you’re renting with other people you should only be charged one holding deposit between you. For example, if 2 people rent together and the weekly rent is £150, the total holding deposit would be £150. You shouldn’t be asked to pay £150 each.
Before you pay a holding deposit the landlord or letting agent must tell you:
- the amount of the holding deposit
- the address of the property and the contact details of the landlord or letting agent
- the type of contract, start date and how long it’s for
- how much the rent is and how often you’ll have to pay it, for example weekly or monthly
- the amount of any tenancy deposit
- if you’ll need a guarantor and what the conditions are
- if they’ll do reference checks
- if they need any extra information from you
- if there are any extra terms or changes to the proposed contract
They should give you this information in writing. They can post the information or give it to you in person - or they can email it to you if you agree.
After you pay the deposit, make sure your landlord or letting agent gives you details of your holding deposit in writing. This should include how much you paid and what will happen to the money if you don’t end up moving in.
What happens to the holding deposit
You'll get the deposit back if the landlord or letting agent decides not to go ahead. Once the 15 day holding period has ended, they must return your holding deposit within 7 days.
The landlord or letting agent won’t give the deposit back if you:
- decide not to move in
- decide to move in but don’t give them the right information within 15 days
- give them false or misleading information - for example, you tell them your income is more than it is
You can still ask for it back if you weren’t given the right information about the holding deposit before you paid it. Write a letter to your landlord or letting agent asking for the full holding deposit back.
If you’ve signed a tenancy agreement the landlord should pay the holding deposit back within 7 days of you signing the agreement. The landlord or letting agent can put it towards your tenancy deposit or first rent payment.
John is moving into a 1-bedroom flat, found using a local letting agent. His rent will be £120 a week. He’ll also need to pay:
a tenancy deposit of £600 - this is the same as 5 weeks’ rent
4 weeks’ rent in advance which comes to £480
John will also need to pay a holding deposit of £120 - which will go towards the cost of his tenancy deposit or rent in advance.
In total John will pay around £1,200 before he moves in.
Extra costs if you’re renting from a letting agent
You’II probably have extra payments to make before moving into a property if you rent from a letting agent - it’s important to budget for extra costs.
If your agent charges you extra fees
If you agree to start a tenancy on or after 1 September 2019, letting agents can charge you for:
a tenancy deposit
a holding deposit
a TV licence
breaking the terms of your tenancy agreement - as long as the fee is described in the tenancy agreement
You can contact your nearest Citizens Advice if you’re charged fees for anything else.
Help paying rent costs
If you’re on benefits or a low income you might be able to get help with the cost of renting. For example help to pay your rent in advance or your tenancy deposit.
Negotiating with your landlord or letting agent
It’s worth trying to negotiate with your landlord or letting agent when you find a property - this can save you some money.
You can negotiate to get:
- cheaper rent
- the length of your tenancy and other terms changed, for example you can ask if the rent can include any bills
You should remember when negotiating that there’s a risk that the property could be offered to someone else.
You should have a plan and think about your chances of getting what you want. For example, if you’re offered a fixed-term tenancy for 6 months and you need longer you can negotiate to get a longer period.
Get what you agree in writing - you might need to refer back to what was said if there are problems.
Be careful making payments
You should never make payments if you haven’t seen the property.
Make sure you get your landlord’s or letting agent’s name and contact details before you pay any money. They have to give you their details if you ask for them.
If someone else looks after the property for your landlord, for example a family member, they still have to give you the landlord's details.
Get help from your nearest Citizens Advice if your landlord refuses to give their details or if your letting agent won’t give you a landlord's details.