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HB 2856

Sets a cap on rental application fees charged by a landlord from a prospective tenant

2026 Regular Session Introduced by David Smith

HB 2856 caps rental application fees at $15, ensures fees cover processing costs only, requires refunds of any unused portion within 20 days, and mandates receipts.

Referred: Emerging Issues(H)
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Bill Summary · HB 2856

Bill Overview

Missouri House Bill 2856 (2026) seeks to cap rental application fees charged by landlords and to regulate how those fees are handled, including cost justification, refunds of unused portions, and receipt requirements.

Main Purpose and Intent

  • Establish a uniform limit on rental application fees.
  • Ensure fees are used only to cover processing costs related to the rental application.
  • Protect prospective tenants from excessive or nonrefundable upfront charges.
  • Improve transparency and accountability in the handling of rental application fees.

Key Provisions

  • Definitions (Section 441.007):
    • Clarifies terms: premises, rental agreement, rental application, rental application fee, and tenant.
  • Fee Cap:
    • Landlords may not charge a rental application fee greater than $15.
  • Cost Use Requirement:
    • A landlord may charge a rental application fee only if the fee is used to cover costs in processing the rental application.
  • Refund Obligation:
    • If a landlord does not use the entire rental application fee to cover processing costs, the unused portion must be remitted to the prospective tenant.
    • A good-faith effort must be made to remit the unused amount within 20 calendar days after processing the application.
  • Receipt Requirement:
    • Upon receipt of any rental application fee, landlords must provide a receipt to the prospective tenant.
    • Electronic receipt is required unless the tenant requests a paper receipt.

Who Is Affected

  • Landlords and property owners who charge rental application fees in Missouri.
  • Prospective tenants applying for rental housing who would be subject to this fee structure and refund process.

Procedural and Timeline Aspects

  • Effective/Action Timing:
    • The bill has been introduced and assigned to committee (Emerging Issues), with future legislative steps required for passage.
  • Processing Timeline:
    • If there is an unused portion of the fee, landlords have up to 20 calendar days after application processing to remit the unused amount.
  • Administrative Details:
    • The bill requires formal receipts (electronic by default; paper if requested).

Potential Impacts

  • Consumers: Increased protection from high or opaque upfront rental fees; clarity on fee use and faster refunds of unspent amounts.
  • Landlords: Must adjust pricing (cap at $15), track processing costs, maintain records, issue receipts, and manage refunds promptly.
  • Housing Market: Could influence tenant affordability and application behavior, potentially reducing barriers for prospective tenants due to lower upfront costs.

Summary

HB 2856 aims to cap rental application fees at $15, ensure fees are tied to actual processing costs, require refunds of any unused portion within 20 days, and mandate receipts for all such payments. It primarily benefits prospective tenants by limiting upfront costs and increasing transparency, while imposing clear duties on landlords to justify fees and manage refunds.

Compiled from official sources — confirm details with the bill’s official record.

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