Under the Tenant Fees Act 2019, landlords in England and Wales cannot charge more than five weeks’ rent as a tenancy deposit if the annual rent is under £50,000. For properties with an annual rent of £50,000 or more, the cap is six weeks. Enter your monthly rent to find the maximum your landlord can legally charge. If you have been given a deposit figure, enter it in the second field to check whether it is within the legal limit.
How to use this tool
- Enter your monthly rent in pounds.
- If you have been quoted a deposit amount, enter it in the second field. The calculator will tell you whether that figure is within the legal cap.
Understanding your results
The deposit cap is based on weekly rent, not monthly rent. Weekly rent is calculated by dividing the annual figure (monthly rent multiplied by 12) by 52. This means the cap is not simply five times the monthly rent. For example, a monthly rent of £1,200 gives an annual rent of £14,400, a weekly rent of £276.92, and a five-week cap of £1,384.62.
If the deposit you have been quoted exceeds the cap, you can tell the landlord or letting agent that the amount is above the Tenant Fees Act 2019 limit and ask for it to be reduced. You do not need a solicitor to make this request. If the landlord insists on an amount above the cap, you can report the violation to Trading Standards.
A holding deposit is a separate payment made before signing a tenancy agreement. It is capped at one week’s rent and is different from the tenancy deposit covered by this calculator. If you are unsure which type of deposit you have been asked for, check the paperwork or ask the agent to clarify before paying.
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Legal context
The Tenant Fees Act 2019 applies to assured shorthold tenancies and assured tenancies in England and Wales from 1 June 2019. The deposit cap rules do not apply in Scotland (where the Tenancy Deposit Schemes (Scotland) Regulations 2011 apply) or Northern Ireland (which has separate rules). If your property is in Scotland or Northern Ireland, check the rules specific to your jurisdiction.
The deposit cap covers cash deposits only. Deposit replacement products, where you pay a smaller non-refundable fee instead of a cash deposit, are not subject to the same cap rules and the Tenant Fees Act does not regulate them in the same way. If you are considering a deposit alternative, check what you would and would not be covered for before agreeing.
Your landlord must protect a cash tenancy deposit in a government-approved scheme within 30 days of receiving it. The three approved schemes are: Deposit Protection Service, MyDeposits, and Tenancy Deposit Scheme. If your deposit is not protected within 30 days, you can apply to court for compensation of between one and three times the deposit amount.
Frequently asked questions
How is the deposit cap calculated under the Tenant Fees Act 2019?
The cap is based on weekly rent, not monthly rent. To find the weekly rent, multiply the monthly rent by 12 to get the annual figure, then divide by 52. Five weeks of that figure is the maximum deposit for tenancies with an annual rent below £50,000. For tenancies at or above £50,000 per year, the cap rises to six weeks.
What is the £50,000 annual rent threshold and how does it affect the cap?
Under the Tenant Fees Act 2019, tenancies with an annual rent of £50,000 or more are subject to a six-week deposit cap rather than five weeks. The threshold is based on annual rent, so a monthly rent of £4,167 or above takes you into the six-week band. Anything below that threshold sits in the five-week band.
Does the Tenant Fees Act 2019 apply in Scotland and Northern Ireland?
No. The Tenant Fees Act 2019 applies only to England and Wales. Scotland operates under the Tenancy Deposit Schemes (Scotland) Regulations 2011 and has its own deposit cap rules. Northern Ireland has separate legislation. If your tenancy is in Scotland or Northern Ireland, check the rules that apply to your jurisdiction before using this calculator.
What is the difference between a holding deposit and a tenancy deposit?
A holding deposit is paid before signing a tenancy agreement to reserve a property. Under the Tenant Fees Act 2019, it is capped at one week’s rent. A tenancy deposit is paid at the start of the tenancy as security against damage or unpaid rent and is subject to the five or six-week cap. The two deposits are separate and serve different purposes. This calculator covers tenancy deposits only.
What can I do if my landlord has charged a deposit above the legal cap?
Tell the landlord or letting agent in writing that the amount exceeds the Tenant Fees Act 2019 cap and ask for it to be reduced. You do not need a solicitor to make this request. If the landlord refuses, you can report the charge to your local Trading Standards office. Trading Standards can investigate and issue a financial penalty of up to £5,000 for a first breach.
Which government-approved schemes protect tenancy deposits in England?
There are three approved schemes: the Deposit Protection Service, MyDeposits, and the Tenancy Deposit Scheme. Your landlord must protect your deposit in one of these schemes within 30 days of receiving it and provide you with the prescribed information confirming which scheme holds it. If your deposit is not protected within 30 days, you can apply to court for compensation of between one and three times the deposit amount.
When does the Tenant Fees Act 2019 apply to a tenancy?
The Act applies to assured shorthold tenancies and assured tenancies in England and Wales that started on or after 1 June 2019. For tenancies that began before that date, the deposit cap applied from 1 June 2020, when the Act was extended to cover pre-existing tenancies. If your tenancy started before June 2019 and has not been renewed since, check whether the renewal date brought it within scope.
Does the deposit cap apply to assured shorthold tenancies only, or to other tenancy types?
The Tenant Fees Act 2019 applies to assured shorthold tenancies and assured tenancies. It does not apply to company lets, licences to occupy, or tenancies where the annual rent exceeds £100,000. Most standard residential tenancies in England and Wales are assured shorthold tenancies and are therefore covered.
How do I challenge a deposit amount I have already paid?
If you have already paid a deposit that exceeds the legal cap, write to your landlord or letting agent citing the Tenant Fees Act 2019 and requesting a refund of the excess. If they do not respond or refuse, you can complain to the property redress scheme the agent is registered with, or take the matter to the small claims court. Keep a written record of all communications.
Are deposit replacement products subject to the same cap as cash deposits?
No. Deposit replacement products, where you pay a non-refundable fee instead of a cash deposit, are not subject to the five or six-week cap under the Tenant Fees Act 2019. The Act regulates cash tenancy deposits separately. Before agreeing to a deposit replacement product, check what protection it provides and what you would be liable for at the end of the tenancy, as the terms vary between providers.