Set one clear figure
From 1 May 2026, written room adverts in England must state a specific rent. Avoid “offers over”, auction language or a range designed to trigger competition. Make the payment period clear and state what bills are included.
Price using comparable local rooms, condition, size, amenities and included costs. Once marketing begins, the advertised figure is the ceiling for that letting exercise.
Handle enthusiastic offers correctly
Do not suggest that paying more will improve an applicant’s chance and do not accept a voluntary overbid. Train anyone answering messages to redirect the conversation to fit, referencing and the published process.
Record the advertised rent and preserve the live advert. If the price was a genuine error, pause and correct the campaign transparently rather than negotiating upward with active applicants.
Select fairly at the advertised rent
Use consistent, relevant criteria such as affordability evidence, intended move date and compatibility with the objective features of a shared home. Do not use children or benefit receipt as blanket reasons to refuse.
Explain the application sequence, avoid manufactured urgency and close the advert promptly when a tenancy is agreed.
Official sources and further reading
- Renters’ Rights Act: an overview for landlordsGOV.UK · Ministry of Housing, Communities and Local Government
- Fees you can charge as part of a tenancyGOV.UK