At a glance
- An EPC must be commissioned before a property is marketed, unless a valid one exists, and the rating must appear in adverts.[1]
- Since 1 May 2026 an advert must state one specific rent, not a range, and you cannot encourage or accept offers above it.[2]
- You cannot treat people less favourably because they have children or receive benefits, including how you handle viewings and enquiries.[3]
- Trading Standards’ lettings guidance says a good listing includes the council tax band, the rent and the deposits up front, with other key facts one click away.[4]
Rules and figures last checked October 2026.
Before you advertise
- The EPC. The landlord must commission an Energy Performance Certificate before the property is marketed if no valid one exists. It is valid for 10 years, and the energy rating must appear in adverts.[1] The minimum rating to let is E.[5] Our legislation guide covers what is changing.
- Licensing. If the property needs a licence, sort it before you let. See our licensing guide.
- Safety. Gas, electrical and alarm requirements apply before a tenant moves in, so it is sensible to start them while the advert is being prepared.
What a listing must tell people
The National Trading Standards Estate and Letting Agency Team publishes guidance on “material information”: the facts an average tenant needs in order to decide whether to view a property. It is Trading Standards’ view of good practice rather than a complete list, and only a court can say what the law requires.[4]
| Part | What it covers | Where it should appear |
|---|---|---|
| A: always needed | Council tax band, the rent (a number and its period, and which bills are included, if any) and any deposits (security and holding) | First page of the listing[4] |
| B: for every property | Property type, construction, rooms, electricity, water, sewerage, heating, broadband, mobile signal and parking | No more than one click away online[4] |
| C: where relevant | Building safety, restrictions and easements, flood risk, planning, accessibility or adaptations, and mining | No more than one click away online[4] |
The deposit you state must respect the caps: five weeks’ rent (six if annual rent is £50,000 or more) and one week for a holding deposit. Agents must also display their fees in the office and online, including on third-party sites, or link to a fee list.[7] See what tenants can be charged.
The rent: one price, no bidding
- A written advert must state a specific rent. The government is clear that “a price range is not allowed”.[2]
- You cannot ask for, encourage or accept offers above the advertised rent. A first offence can bring a fine of up to £7,000.[2]
- So set the rent carefully at the start. A free rental valuation compares your property with similar homes, and a realistic figure usually lets faster.
Marketing fairly
Since 1 May 2026 it is against the law in England to treat a prospective tenant less favourably because they have children under 18 or receive benefits. That covers landlords and agents, applies even where the belief about a person is wrong, and includes steps that make someone less likely to rent, such as limiting who is told about availability or viewings.[3]
- An advert should not say or imply that families or people on benefits will not be considered.
- A clear income requirement, applied the same way to everyone, is not discrimination.[3]
- Councils can issue penalties of up to £7,000 for a first breach.[3]
The Renters’ Rights Act guide covers the rest of what changed.
Making a rental stand out
Our Let Only service covers advertising your property, finding and referencing your tenant and preparing the contract. See services and fees, or read how letting works from first valuation to move-in.
Sources
Every figure and rule above comes from one of these, read in October 2026. The dates are the ones each publisher shows as when the page was last updated.
- [1]A guide to energy performance certificates for the marketing, sale and let of dwellings (opens in a new tab)GOV.UK · page updated 11 December 2017
- [2]Rental bidding (assured tenancy agreements: a guide for landlords) (opens in a new tab)GOV.UK
- [3]Rental discrimination under the Renters’ Rights Act 2025 (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 6 May 2026
- [4]Material information in property listings (lettings), version 1.0 (opens in a new tab)National Trading Standards Estate and Letting Agency Team · page updated November 2023 (published)
- [5]Domestic private rented property: minimum energy efficiency standard (landlord guidance) (opens in a new tab)GOV.UK · page updated 5 May 2026
- [6]What businesses need to know about unfair commercial practices (opens in a new tab)GOV.UK · page updated 3 December 2025
- [7]Tenant Fees Act 2019: statutory guidance for enforcement authorities (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 1 May 2026
This is a general guide to the rules in England, not legal or tax advice. Your own circumstances, and your lease or mortgage terms, may change what applies, so check the sources below or speak to a solicitor or accountant before you act.