Relocation agents and their fees: the position in 2026
Relocation agents and their fees is a contentious issue within the UK rental market, affecting both tenants and landlords. These fees typically cover services that include organising property viewings, negotiating tenancy agreements, and even helping with school placements for children. In recent years, these agents have expanded their reach to cater to less affluent clients seeking cheaper accommodation. Tenants are increasingly wary of such practices, especially when they target those looking for modest living spaces like studios or semi-studios.
The rise in relocation agent fees is a significant concern because it can place an undue financial burden on tenants, particularly those from overseas who may be unfamiliar with local rental customs and regulations. In 2026, the practice has become more widespread, leading to heightened awareness among both tenants and housing organisations about the need for clearer legal guidance.
What the law says
The legality of relocation agent fees is governed by several statutes. The Housing Act 1988 (Sections 8, 13, and 21) outlines the rights and responsibilities between landlords and tenants in England. Section 13 allows a landlord to serve notice on a periodic tenant if there are breaches under tenancy agreements or for non-payment of rent. However, it doesn't address fees directly.
The Housing Act 2004 (Sections 213-215) focuses on environmental health and safety standards, which indirectly impact the conditions in which tenants live but don't explicitly regulate rental agent fees.
The Landlord and Tenant Act 1985 (Section 11) governs repairs and maintenance, ensuring that landlords meet basic living standards. This statute doesn't deal with service charges or fees imposed by agents.
Under the Deregulation Act 2015 (Section 33), tenants are protected from unfair contract terms, including excessive fees charged by letting agencies. However, this act predates modern practices like relocation agent fees and may not fully address contemporary issues.
The Tenant Fees Act 2019 specifically restricts certain types of charges that agents can impose on tenants, such as forbidding landlords or agents from charging fees for the introduction to a landlord, holding deposits, or changing tenancy agreements. However, there are exceptions where fees for 'relocation' services might fall outside these restrictions.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 significantly alters the situation of rental practices in England and Wales. At Relocation agents and their fees, key provisions include the abolition of Section 21 notices. Making it harder for landlords to evict tenants without a valid reason. Additionally, periodic tenancies are now effective from day one, ensuring that no tenant is left in a short-term contract.
The act also introduces an annual rent cap under Section 13, which limits how much landlords can increase rents each year based on inflation rates. the Decent Homes Standard is extended to cover all private rented sector (PRS) properties, raising expectations for living conditions and maintenance standards.
Awaab's Law, initially aimed at social housing tenants, is now expanded to include private renters as well. This ensures that every tenant has access to a home that meets basic habitability requirements. Additionally, the act establishes a new Private Rented Sector Ombudsman to handle disputes between landlords and tenants, providing an impartial third party for mediation.
PRS Database registration becomes mandatory under this law, requiring all property listings to be verified through a centralised system, thereby curbing fraudulent or misleading advertisements.
What this means for tenants
Under the Renters' Rights Act 2025, tenants are expected to have more control over their tenancy conditions and financial obligations. Tenants may be entitled to negotiate lower fees or seek alternative agents who adhere strictly to legal guidelines. The new PRS Ombudsman can provide a platform for addressing disputes with relocation agencies that impose unreasonable charges.
Tenants should review the terms of any service agreements carefully, recognising their rights under the Tenant Fees Act 2019 and other relevant legislation. If fees are deemed excessive or non-compliant, tenants may be entitled to seek legal redress through the deposit protection scheme dispute process or via the PRS Ombudsman.
What this means for landlords
Landlords must now comply with stricter regulations regarding rental practices and tenant rights under the Renters' Rights Act 2025. Landlords are expected to ensure that any fees imposed by relocation agents are reasonable and transparent, avoiding charges that could be seen as exploitative or non-compliant.
Landlords should also familiarise themselves with the new Decent Homes Standard and the annual rent cap introduced in Section 13 of the act. At Relocation agents and their fees, this means conducting regular property inspections to maintain standards and adhering to inflation-based limits on rent increases.
Common scenarios
Scenario 1: Overseas Tenant Seeking Accommodation A tenant from overseas is looking for a studio apartment in London through a relocation agent, who charges £200 upfront for finding suitable properties. The tenant feels the fee is unjustifiable given their limited budget and requests a refund. However, the agent refuses, citing non-refundable terms in the service agreement.
Scenario 2: Multiple Viewings Arranged A single tenant pays £60 to a relocation agent to arrange viewings for several studio apartments over two weeks. After securing accommodation, the tenant discovers that another agency offers similar services at no additional cost and feels misled about the necessity of the fee.
Scenario 3: School Placement Assistance Families relocating with school-age children hire a relocation agent who charges £150 to assist in finding local schools and integrating their kids into new communities. The family later finds that many schools offer similar assistance at no extra cost, questioning the legitimacy of the charge.
Evidence tenants should keep
Tenants facing issues related to relocation agents should gather full evidence to support any claims or disputes:
- Correspondence: Save all emails, letters, and text messages from the agent detailing services provided and fees charged.
- Photographs: Take photos of property viewings and the inside of the unit before signing any agreements.
- Dates: Note specific dates when you engaged with the relocation agent and paid any associated fees.
- Documentation: Keep copies of all signed service contracts, receipts for payments made, and any promotional material from the agency.
This evidence may be useful if tenants need to escalate issues through formal complaints or legal processes. Relocation agents and their fees also helps demonstrate that standard practices have been followed and provides a clear record of communications and agreements.
What to do if things go wrong
If a tenant encounters problems with relocation agent fees, they should follow these steps:
- Write a Complaint Letter: Address the issue directly to the agency, outlining specific concerns and requesting either a refund or clarification.
- Contact Council Environmental Health: Report any unsatisfactory conditions or misleading practices to local authorities.
- Deposit Scheme Dispute: If the agent holds your deposit, contact the relevant tenancy deposit scheme for mediation.
- PRS Ombudsman: Submit a complaint to the new Private Rented Sector Ombudsman established under the Renters' Rights Act 2025.
- Housing Ombudsman: File a formal complaint with the Housing Ombudsman for broader tenant-landlord disputes.
- First-Tier Tribunal: Seek legal advice and potentially file an appeal to the First-tier Tribunal if necessary.
- County Court: As a last resort, pursue action through the County Court.
Each step provides escalating levels of intervention, allowing tenants to address issues systematically before considering more formal legal actions.
Common mistakes to avoid
Both tenants and landlords frequently make certain errors when dealing with relocation agents:
- Ignoring Legal Rights: Tenants may overlook their rights under the Tenant Fees Act 2019 or other relevant legislation.
- Failing to Negotiate: Landlords might not negotiate effectively on behalf of tenants, failing to challenge unjustifiable fees.
- Inadequate Documentation: Not maintaining thorough records of agreements and payments can weaken any claims for refunds or disputes.
- Misunderstanding Ombudsman Roles: Relying solely on the PRS Ombudsman without understanding its limitations may delay resolution.
- Overlooking Public Resources: Neglecting free resources like Shelter, Citizens Advice, or local council housing teams can lead to unnecessary legal expenses.
Avoid these pitfalls by staying informed and proactively managing relationships with both agents and regulatory bodies.
Where to get help
For support and advice on relocation agent fees, tenants should consult organisations such as Shelter (shelter.org.uk) and Citizens Advice (citizensadvice.org.uk). At Relocation agents and their fees, local council housing teams can also provide guidance tailored to specific areas. Legal aid may be available for those who qualify, helping with costs associated with resolving disputes or seeking compensation.
By using these resources, both tenants and landlords can deal with the complexities of relocation agent fees more effectively and ensure compliance with current laws.