Legal requirements for letting agents in England: client money protection, redress and published fees
The rules on letting agencies themselves: client money protection, redress scheme membership and publishing fees, with the fines of up to £30,000.
Most compliance articles are about the property: gas, electrics, EPCs. This one is about the agency. Before a letting or property management agent in England takes on a single landlord, three duties apply to the business itself: belong to a client money protection scheme if you hold client money, belong to an approved redress scheme, and publish your fees and memberships.
Each is enforced by local councils or trading standards, and the fines are real. Checked against gov.uk and legislation.gov.uk on 17 September 2026.
At a glance
| Duty | Who | Maximum penalty |
|---|---|---|
| Join a client money protection (CMP) scheme | Letting and property management agents in England that hold client money | Up to £30,000 |
| Display and provide the CMP certificate | Same agents | Up to £5,000 |
| Join an approved redress scheme | Letting agents and property managers in England or Wales | Up to £5,000 |
| Publish fees, redress and CMP membership | Letting agents in England | Up to £5,000 per breach |
1. Client money protection
If you do letting or property management work in the private rented sector in England and you hold clients' money, such as rent collected for landlords or deposits you hold, you must belong to a government-approved client money protection scheme.
The approved schemes listed on gov.uk are:
- Client Money Protect
- Money Shield
- Propertymark
- RICS
- Safeagent (previously NALS)
- UKALA Client Money Protection
When you join, you get a certificate. You must:
- display it in any office where you deal with the public
- display it on your website
- give a copy free of charge to anyone who asks
Not joining can lead to a fine of up to £30,000. Not displaying or providing the certificate can lead to a fine of up to £5,000.
2. Redress scheme membership
Letting agents and property managers in England or Wales must belong to one of the two approved redress schemes:
- The Property Ombudsman
- Property Redress Scheme
A redress scheme gives landlords and tenants an independent route to complain about the agency. Not belonging can lead to a fine of up to £5,000.
3. Publishing fees and memberships
Under the Consumer Rights Act 2015, a letting agent must publish:
- a list of its fees, with a description of each clear enough for the person paying to understand what it covers, and the amount including any tax
- a statement that it is a member of a redress scheme, with the scheme's name
- a statement that it is a member of a client money protection scheme, with the scheme's name
These must be shown:
- at each office where you deal with people face to face, where they are likely to be seen
- on your own website
- on third-party websites that advertise your services or your properties, such as property portals
The maximum penalty is £5,000. Only one penalty can be imposed for the same breach, but in England a further penalty can follow if the breach carries on for more than 28 days after a penalty notice.
Remember that since the Tenant Fees Act, most fees can no longer be charged to tenants. Your published list is mainly your landlord fees. See Tenant Fees Act permitted payments.
A checklist for agency owners
- Confirm whether you hold client money. If you do, join an approved CMP scheme before you take any.
- Put the CMP certificate on the office wall and on your website.
- Join The Property Ombudsman or the Property Redress Scheme.
- Publish a full fee list, including VAT, on your website and in your office.
- Add the fee list and both scheme names to your profile on every portal you advertise on.
- Review the fee list whenever a fee changes, and the scheme certificates when they renew.
- Keep evidence of where and when each was published.
Where this fits
These duties sit alongside property compliance. For those, see the letting agent compliance checklist, Right to Rent checks and the Renters' Rights Act guide.
How Letfold helps
Letfold keeps rent, arrears and landlord statements in one place, so the client money you collect is recorded against each tenancy and landlord. Your agency's own scheme memberships and fee list still need to be published on your website and portal profiles.
Frequently asked questions
Do all letting agents need client money protection?
Letting and property management agents in England that hold client money must belong to an approved client money protection scheme.
What is the fine for not having client money protection?
Up to £30,000 for not joining a scheme, and up to £5,000 for not displaying or providing the certificate.
Which redress schemes can letting agents join?
The Property Ombudsman and the Property Redress Scheme.
Where must a letting agent publish its fees?
In each office where it deals with clients face to face, on its own website, and on third-party websites that advertise its services or properties, with amounts including tax.
What is the penalty for not publishing fees?
Up to £5,000.
Sources
Checked on 17 September 2026:
- Protecting clients' money if you're a property agent (gov.uk)
- Redress schemes for estate agencies and letting agents (gov.uk)
- Consumer Rights Act 2015, section 83 and section 87 (legislation.gov.uk)
- Client Money Protection Schemes for Property Agents (Requirement to Belong to a Scheme etc.) Regulations 2019 (legislation.gov.uk)
This article is general information for England, not legal advice.
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