Rental Junk Fees in 2026: What Landlords Can Charge and What Rules Apply

Rental junk fees are mandatory charges, such as valet trash, package handling or administrative fees, that are left out of the advertised rent. In 2026 they face a federal settlement, an FTC rulemaking and new local laws. Until a national rule exists, your best protection is asking for the total monthly cost in writing.

This guide explains which fees renters meet most often, what Colorado, Seattle and the Federal Trade Commission (FTC) have done, and how to question a quote before you sign a lease. It is written for renters comparing listings now, and for small landlords who want to price fees fairly. Kenponet covers renting, buying and owning in plain terms, and fee rules are among the least clear parts of renting.

What Counts as a Rental Junk Fee?

A junk fee is a mandatory or hard-to-avoid charge that is not clear in the advertised price. Rent of $1,800 can become $1,950 or more once monthly add-ons appear. The problem is less the amount than the surprise.

Common examples include move-in fees, administrative fees, parking fees, pet fees and charges for services the tenant did not choose. According to Multifamily Dive's report on city action, a 2024 Zillow survey found that 58% of renters pay at least one additional fee outside their rent.

Not every fee is improper. A refundable security deposit, a fair application charge or optional parking is normal when it is disclosed up front. The test is whether a reasonable renter could see the cost before applying.

How Big Are These Fees?

The amounts vary, but they can be large. KUOW reported on an Urban Institute study of three Denver landlords that found fees could add 10% to 30% to renters' total monthly costs. That was a small sample, so treat it as a warning rather than a national average.

Renters quoted in the same coverage described paying close to $100 a month in pet rent and amenity fees, and $75 a month for one cat. Small monthly charges add up across a 12-month lease. A $75 fee costs $900 over a year.

The effect on comparison shopping may matter more than the money. If one building lists $1,700 and another $1,750, the cheaper listing may cost more once fees appear. That makes honest ranking of apartments nearly impossible.

What Did the FTC and Colorado Do About Greystar?

The FTC and Colorado settled with Greystar, the country's largest apartment manager, on December 2, 2025. The company agreed to pay $24 million and to show total monthly prices and mandatory fees upfront. The case alleged advertised rents left out mandatory charges.

The Colorado Attorney General's office described the settlement in its announcement of the Greystar settlement. Of the total, $23 million went to the FTC for consumer redress and $1 million to Colorado. The allegations involved fees such as pest control, valet trash, package concierge and utility administration.

The FTC's earlier junk fee rule covers only a few industries, such as live-event tickets and short-term lodging, so the Greystar case relied on its general authority over deceptive practices. That is why many advocates want a rule written for rentals.

Is There a Federal Rule on Rental Fees Yet?

No final federal rule exists on rental fees as of late October 2026, based on the public record we could find. On March 12, 2026, the FTC opened an advance notice of proposed rulemaking, which is the first step toward a possible rule. It would cover fees from application through move-out.

The notice asks whether providers hide the true total rent, whether fees are misrepresented, and how application fees, security deposits and billing practices affect renters. Comments were due in April. You can find the docket on Regulations.gov under document FTC-2026-0266-0001.

Open comment periods do not change your lease today. Only a final rule would, and rules can take a long time to reach that stage. Plan around the laws that already apply where you live.

Which States and Cities Have New Rules?

The rules are a patchwork. Colorado's HB25-1090 took effect at the start of 2026 and requires that mandatory rental fees be advertised. It also bars charges for administration, services never provided and payment processing, as summarized by Multifamily Dive.

Seattle's City Council passed a ban on pet rent and fees for mail and package delivery in August 2026, with disclosure rules for advertised rents. The rules take effect July 1, 2027. Pet deposits and charges for pet-related damage remain allowed.

The table shows how uneven protection is. A renter in Denver has rights that a renter two states away may not. Check your city and state housing office before assuming anything.

Timing matters too. Fees often appear late, after you have paid an application charge and mentally committed to a place. Ask about costs on your first call, before you tour. If a manager will not give a straight answer, treat that as information about how the building is run.

Keep your own record as well. A simple note listing the rent, each fee and its due date makes it easy to spot a charge that was not in the quote. Take a photo of any fee schedule posted in the leasing office.

What Do Landlords Say?

Landlord groups raise real concerns. The Rental Housing Association of Washington argues that Seattle's rules will hit small, mom-and-pop landlords hardest while large companies find workarounds. It asked for scaled requirements for small owners, and the council did not include them.

Some small owners charge a pet fee or parking fee to cover real costs. A clear policy, written into the lease and shown in the listing, avoids most disputes. Fees tied to a service the tenant can decline are easier to defend than fees nobody can avoid.

Small landlords can also protect themselves by quoting one all-in monthly figure and listing what it covers. That approach helps compliance with laws like Colorado's. It also makes the listing easier for tenants to compare.

How to Protect Yourself Before You Sign

You can protect yourself with a short list of questions. Ask them before you pay an application fee, and keep the answers in writing.

Negotiation can help when a fee looks unfair. Our guide to negotiating rent and concessions in 2026 covers how to ask for a waived fee or a lower deposit. Also read our explainer on getting your security deposit back and the deadlines by state, since deposits and fees are often confused.

What Moving Costs Add Up Beyond Fees?

Fees are one piece of the cost of a new rental. Deposits, first month's rent, utility setup and moving help all land at once. Our breakdown of what moving into a rental in Canada really costs upfront shows how those charges stack up, and the lesson carries across the border.

Small landlords who accept housing vouchers face their own rules on rent levels. See our summary of FY2027 Fair Market Rents for voucher landlords if that applies to you. At Kenponet, our editors say the same thing to both sides: put the full price on paper first.

What to Do If You Were Charged an Unlawful Fee

If you think a fee broke a local rule, gather your documents first. Save the listing, any emails, the lease and every receipt. Screenshot the advertised price before it changes.

Then contact your state attorney general or local housing agency, and ask whether the fee is covered by a local rule. Many offices accept complaints online. A tenant union or legal aid office can also review a lease for free or low cost.

Do not withhold rent as a protest unless a lawyer or housing agency confirms it is allowed where you live. Withholding without the right steps can lead to eviction. Dispute the fee in writing and keep paying the rent that is clearly owed.

Bottom Line

Rental junk fees are under pressure, but the rules differ by place and no national rule exists yet. Colorado already requires disclosure, Seattle's ban starts in 2027, and the FTC is still studying a rule. Until then, ask for the all-in monthly cost in writing.

Your next step is simple. Before you apply anywhere, send one email asking for every mandatory monthly charge and compare the totals across listings.