The rental landscape in England has changed significantly. The Renters’ Rights Act has introduced new rules that affect how landlords let, manage and recover possession of their properties. While the reforms are designed to strengthen tenant protections, they also place greater responsibility on landlords to comply with legal requirements throughout the tenancy.
For many property owners, the greatest risk is not the legislation itself but unknowingly making mistakes that lead to delays, disputes, financial penalties or failed possession claims. Understanding where problems commonly arise can help protect your investment and reduce unnecessary stress.
Related: Managing tenancies under the new rules: how letting agents protect landlords’ interests
Common mistakes landlords should avoid
The Renters’ Rights Act has introduced major changes to the private rented sector. It replaces fixed-term assured shorthold tenancies with periodic assured tenancies, removes Section 21 “no fault” evictions and strengthens landlords’ legal responsibilities. While landlords can still recover possession where there is a valid statutory ground, ongoing compliance and accurate record keeping are now more important than ever.
Assuming previous tenancy practices still apply
Many experienced landlords are familiar with the previous system, but relying on outdated processes could create unnecessary legal issues. For example, Section 21 can no longer be used to regain possession. Instead, landlords must use the appropriate statutory ground, meet the qualifying conditions and provide the correct notice. Reviewing existing procedures is essential to ensure they reflect the current legal framework.
Choosing the wrong possession ground
Recovering possession now requires careful planning. Different grounds apply depending on the circumstances, such as selling the property, moving back into it, persistent rent arrears or serious anti-social behaviour. Each ground has its own eligibility requirements and notice periods. Serving the wrong notice or relying on an incorrect ground could result in delays and additional court costs.
Poor record keeping
Accurate record keeping is essential under the new rental reforms. Landlords should maintain organised documentation, including tenancy agreements, property inspections, safety certificates, repair records, tenant communications and rent payments. These records can help demonstrate compliance and provide valuable evidence if disputes or legal proceedings arise.
Delaying maintenance and repairs
Promptly addressing repairs is now an essential part of landlord compliance. Delaying maintenance can lead to tenant complaints, enforcement action and avoidable disputes. Responding quickly and keeping records of completed work helps demonstrate responsible property management and compliance with legal obligations.
Mishandling rent increases
The reforms also change how rent reviews are carried out. Landlords cannot increase rent whenever they choose. Instead, rent increases must follow the statutory process and can only take place once every 12 months using the prescribed notice procedure. Attempting to increase rent outside the legal framework could result in challenges and unnecessary delays.
Related: UK Lettings Update: New Limits on Rent in Advance Explained
Staying compliant throughout the tenancy
Compliance should not begin only when a problem arises. It should form part of day-to-day property management from the moment a tenancy starts. A structured approach includes:
- Keeping compliance certificates up to date
- Scheduling regular property inspections
- Recording maintenance activity
- Responding to tenant communication promptly
- Reviewing legal updates regularly
These simple habits help reduce risk while creating a better experience for both landlords and tenants.
Why professional property management matters more than ever
The increasing complexity of rental legislation means many landlords are choosing professional property management to reduce compliance risks. An experienced managing agent can help with tenancy administration, inspections, maintenance coordination, legal documentation, rent collection and keeping pace with changing regulations.
Professional support cannot eliminate every challenge, but it can significantly reduce the likelihood of costly mistakes while giving landlords greater confidence that their property is being managed correctly.
Let Martin & Co help you stay ahead
Keeping up with rental reforms takes time, knowledge and careful attention to detail. Martin & Co supports landlords with professional property management services designed to help you meet your legal responsibilities while protecting your investment.
Whether you need help managing a single property or an entire portfolio, our experienced local teams are here to help. Contact your local Martin & Co office today to discuss how we can support your property management needs.
