Rent bidding is banned: what landlords can (and can't) do when advertising a property to let
It used to be common practice to list a property at a guide rent and let interested tenants push the price up between themselves. Since 1 May 2026, that is against the law. The Renters' Rights Act bans rental bidding wars outright: landlords and letting agents in England must advertise a single fixed rent and cannot ask for, encourage or accept an offer above it, even if a tenant makes that offer entirely off their own back. This guide sets out what the ban actually covers, the wording it rules out, and what a compliant advert looks like now.
What the ban actually says
Every listing for a property to let, whether it runs through a letting agent, a portal, or a two-line post on social media, must show one clear rent figure and how often it is charged, for example per calendar month. There is no longer any room for a guide price or a range. Once that figure is published, it is the ceiling. A landlord cannot negotiate it upwards, cannot run an informal auction between applicants, and cannot accept a higher offer even where the tenant proposes it unprompted. You are still free to accept a lower offer, and you can still negotiate other terms of the tenancy, such as the start date.
What counts as bidding in practice
| Situation | Still allowed | Now banned |
|---|---|---|
| Setting the advertised rent | One fixed figure, clearly stated with the payment period | "Rents starting from £X" or any guide price or range |
| Applicant offers more than the advertised rent | Politely decline and proceed at the advertised figure | Accepting the higher offer, even if the tenant raised it first |
| Choosing between applicants | A consistent, documented selection process based on suitability | Selecting whoever offers or pays the most |
| Negotiating terms | Move-in date, tenancy length preference, references | Negotiating the rent figure itself once advertised |
Why this is tangled up with discrimination rules too
The bidding ban did not appear in isolation. The same 1 May 2026 changes made it unlawful to refuse an applicant because they receive benefits or have children, on top of the existing protected characteristics under the Equality Act 2010. Historically, some applicants used an offer of extra rent, or several months paid upfront, to overcome a landlord's reluctance about their financial situation. With that route closed off, adverts and screening criteria come under closer scrutiny. Phrases like "no DSS", "no children" or "would suit professionals" were already legally risky and are now clear red flags for both regulators, so they are worth removing from every listing and from any standard wording you reuse.
How to keep your advertising compliant
- Advertise one fixed rent, with the payment period stated clearly, on every channel you use.
- Add a line such as "fixed rent, no offers considered" so applicants know not to bid.
- Write listings around the property, not the tenant you imagine wanting it.
- Use the same, written screening criteria for every applicant, and keep a record of how each one was assessed.
- Log every enquiry and offer you receive, including any unsolicited offer above the advertised rent and your written refusal of it, so you can show compliance if ever challenged.
- Set the advertised rent at a realistic market figure from the outset, since there is no longer a bidding process to correct an underpriced listing.
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See the tenancy agreement packs →Frequently asked questions
Can I accept a higher rent offer if a tenant makes it voluntarily? No. Even an unsolicited offer above the advertised rent cannot be accepted. You can still accept a lower offer, and you can still negotiate terms other than the rent itself, such as the start date.
What penalty do I face for breaching the rent bidding ban? Local councils can issue a civil penalty of up to £7,000 for a first breach, rising to as much as £40,000 for repeated or serious breaches.
Does the ban stop me advertising a guide price like "rents from £X"? Yes. Every listing must show one fixed rent, so vague or ranged phrasing such as "rents starting from" is not allowed under the new rules.
Can I still say I want a "professional tenant" or "no pets" in my advert? Phrases that steer applicants by status, such as "would suit professionals", "no DSS", "no children" or "no pets", sit alongside the bidding ban as a discrimination risk under the Renters' Rights Act and the Equality Act 2010, so they should be avoided in adverts and screening.
This guide is general information for landlords in England, not legal advice for your specific circumstances. Check current guidance on GOV.UK before finalising how you advertise a property.