You’ve got a property to let and more interest than you expected, and you want to know how far you can push the price. Rent bidding (where agents invite or accept offers above asking) had been under fire since 2022. Since 1 May 2026, the Renters' Rights Act has made it unlawful in England to advertise without a stated rent, or to invite or encourage offers above the advertised rent.
This matters because "lightly above asking" has been a standard tactic in hot London and commuter markets. In 2026 you must pick one asking rent and stick to it. Accept offers at or below; refuse to accept offers above.
This guide explains exactly what is banned, what is still allowed, and how to price a property correctly in the new regime.
What the Rent Bidding Ban actually says
Since 1 May 2026, it has been banned for a landlord or letting agent in England to:
- 1Advertise a property without specifying a rent
- 2Invite or encourage offers above the advertised rent
- 3Accept rent higher than the advertised figure for that listing
The ban applies to whoever does the advertising, usually the agent, but the landlord can be fined too.
Penalty: civil penalty up to £7,000 per breach (referenced figure in RRA Explanatory Notes; enforcement is fact-specific, so check current GOV.UK guidance).
From £7.99 a month, LetCompliance builds a shareable advert from the property with the rent you set shown on it, and every enquiry comes in as an application through the same link, so each applicant is answered against the one figure you advertised. Get started
What is still allowed
- Advertising any rent you like. There is no rent cap in the RRA. You can advertise at £5,000/week.
- Accepting below asking. If three tenants offer below your figure, take the highest. You can't push them against each other above asking, but you can pick between them.
- Re-listing at a higher rent if the original fails to attract tenants. Take the listing down, wait a sensible period (days not hours), re-advertise at the new figure.
- Rent reviews for existing tenants via Section 13, not more often than every 52 weeks, not governed by the bidding ban.
- A holding deposit of 1 week's rent: unchanged.
Pricing tests that still work
1. Neighbourhood comparables
Rightmove and Zoopla show asking rents, not achieved rents, in any given postcode. Use the "similar properties" data as a guide when setting your figure. OpenRent and Spareroom publish median rents by postcode.
2. The 48-hour viewing test
Price at the figure you genuinely expect to let at. If you get 6+ viewing requests within 48 hours, you underpriced. Take it down, wait a few days, re-list higher.
3. Yield-first pricing
Work out what gross yield your net-yield target needs (see rental yield UK 2026). Price at that figure, not at what you "hope" to achieve.
Handling multiple offers legally
If several tenants offer exactly the advertised rent:
- Choose based on referencing strength (income, credit, employer)
- Choose based on moving timeline (earlier tenancy start = less void)
- Choose based on how long they plan to stay, remembering that fixed terms have no effect now, so any stated length binds nobody
- Never invite higher offers
Document the decision in writing: "Three applicants, all at £1,800 pcm asking. Chose applicant A based on employment stability and earliest move-in date." This protects you against a discrimination complaint.
Common 2026 enforcement scenarios
Scenario 1: Agent texts applicants "Best and final offers by Friday 5pm"
Banned. Civil penalty applies to agent; landlord may be joined if involved.
Scenario 2: Listing says "£1,800 pcm, offers invited"
Banned phrasing. Remove "offers invited". List at £1,800 full stop.
Scenario 3: Landlord accepts £1,900 when advertised rent was £1,800
Banned. The advertised rent is the cap for that listing. Re-list at £1,900+ if that's the true market rate.
Scenario 4: Two tenants both offer asking, landlord picks the one willing to pay 6 months upfront
Not allowed. Since 1 May 2026 the only rent you can take in advance is the first rent payment, before the tenancy starts.
Handling competitive markets (central London, commuter towns)
Your options in a hot market:
- 1Price at upper-market level from day one. Accept a slower viewing queue but a stronger legal position.
- 2Re-list cycle. If underpriced, take down, wait 3–5 days, re-list higher. Avoid same-day re-pricing.
- 3Higher-quality property. In a tight market, a refreshed EPC, new kitchen or furnishing upgrade can support a higher advertised rent within the rules.
FAQs
Can I ask for offers "close to" the advertised rent?
Yes. The ban is on "above". Offers below or equal to the advertised rent are legal.
What if the tenant volunteers more rent?
You cannot accept. Tell them, in writing, that you're limited to the advertised figure. Then decide whether to re-list at a higher rent if the market clearly supports it.
Does the ban apply to short-term lets (holiday lets, Airbnb)?
No. The ban applies to residential lets that would be assured periodic tenancies. Short-term / holiday lets / licences outside Housing Act 1988 are excluded.
What about sealed bids for new-build developer lets?
Still unlawful under the RRA for residential tenancies. The ban targets bidding mechanics regardless of marketing dressing.
Is there a minimum wait before re-listing higher?
No statutory minimum. Councils enforce the ban, so make the re-list genuine: take the old advert down and re-advertise at the new figure, rather than accepting a higher offer on the existing listing.
Where to go next
- Periodic tenancy conversion RRA: the other 1 May 2026 changes
- Section 13 rent increase step-by-step: raising rent on a sitting tenant
- Tenant Fees Act 2019 landlord guide: what else you can't charge
Get started. The rent you advertise becomes the rent on the tenancy, so it helps when both come from one record. LetCompliance builds a shareable advert from the property with the rent stated, takes the online applications and books the viewings, and the periodic tenancy agreement and the rent ledger then run from the same property record. When the next rent review comes round, the Section 13 builder (Form 4A, paid plans) works out the dates.
Sources and scope
- GOV.UK: Renting out a property
- GOV.UK: Your landlord’s safety responsibilities
- HSE: Gas safety in rented properties
Every figure on this page is cited to GOV.UK, legislation.gov.uk or HSE and reviewed against the live source every quarter. This is guidance, not individual legal advice.
After Section 21: Possession Routes Map
Section 21 was abolished on 1 May 2026 and the window to use older notices closed on 31 July 2026. This map takes the reasons landlords served Section 21 and shows the Section 8 ground that fits.
- Your reason for possession matched to a Section 8 ground
- Notice period and the evidence the court will look for
- What bars a possession order, and what no longer does
- The first-year rule and the 12-month re-letting ban for Grounds 1 and 1A
Frequently asked questions
Can I still invite "best and final" offers after 1 May 2026?
No. Inviting or encouraging offers above the advertised rent is banned under the Renters Rights Act 2025. Civil penalties up to £7,000 per breach (referenced figure in RRA materials; check live GOV.UK guidance). "Best and final" messaging is the classic banned practice.
Can I accept a higher rent if a tenant voluntarily offers it?
No. The advertised rent is the cap for that specific listing. If you receive a higher offer, refuse it in writing and consider re-listing at a higher rent (take the listing down, wait a sensible period of days, re-advertise at the new figure).
How do I choose between multiple tenants at the same advertised rent?
Choose on non-price factors: referencing strength (income, credit, employer), moving timeline, how long they plan to stay (fixed terms have no effect now, so a stated length binds nobody), or order of complete application. Document the decision in writing to protect against discrimination complaints. Never invite higher offers to break a tie.
Does the rent bidding ban apply to holiday lets or short-term Airbnb?
No. The ban covers residential lets that would be assured periodic tenancies. Short-term / holiday lets / licences outside Housing Act 1988 are excluded from this specific ban (though separate local licensing may apply).
