Five most common mistakes self-managing landlords are likely to make once the Renters Right Act take
With the introduction of the Renters’ Rights Act, commencing on the 1st May 2026, the compliance environment for landlords will become significantly more complex. Many experienced agents and property lawyers expect a sharp increase in penalties, invalid possession claims, and tenant complaints because of simple compliance mistakes.
Below are the five most common mistakes self-managing landlords are likely to make once the reforms take effect.
1. Incorrect Use of New Section 8 Possession Grounds
The abolition of Section 21 under the Housing Act 1988 means landlords must rely entirely on Section 8 grounds to recover possession.
New and expanded grounds will include:
- Selling the property
- Landlord or family member moving in
- Rent arrears
- Persistent rent arrears
However, these grounds will require clear evidence and correct notice procedures.
Common mistakes will include:
- Serving the wrong ground
- Incorrect notice periods
- Insufficient evidence of intention to sell or occupy
Unlike Section 21, courts will scrutinise the landlord’s motives.
2. Failing to Register on the Property Portal
The reforms introduce a mandatory landlord property portal.
Landlords must:
- Register themselves
- Register each rental property
- Provide compliance documentation
If a landlord has not registered, they may be unable to serve possession notices.
Many self-managed landlords are likely to overlook this requirement initially.
3. Mismanaging Rent Increase Rules
Under the reforms, rent increases will be limited to once per year and must follow the statutory process under the Housing Act 1988.
Rent increases will require a formal notice (Section 13) procedure rather than informal agreement.
Common mistakes may include:
- Not using the correct notice
- Increasing rent twice in a year
- Attempting to increase rent mid-tenancy without correct notice
- Incorrectly calculating rent review dates
Tenants will also gain stronger rights to challenge increases at tribunal.
4. Poor Record Keeping
Because possession will rely on Section 8 evidence, landlords must maintain proper documentation.
Key records include:
- Tenancy agreements
- Rent payment history
- Inspection reports
- Communication with tenants
- Repair records
Without clear evidence, possession claims can fail.
Agents typically maintain structured compliance logs, whereas self-managed landlords often rely on informal records.
5. Mishandling Tenant Complaints
The reforms introduce a mandatory Private Rented Sector Ombudsman.
Tenants will be able to raise complaints without going to court.
Landlords must:
- Respond within specified timeframes
- Follow formal complaint processes
- Comply with ombudsman decisions
Failure to do so may result in:
- Compensation orders
- Enforcement action
- Listing on the property portal as non-compliant
Why these mistakes matter more after the reforms
Historically, ending a tenancy could be resolved by simply serving a Section 21 notice.
Once Section 21 is abolished, those mistakes can directly lead to:
- Failed possession claims
- Civil penalties
- Rent repayment orders
This is why many landlords are reassessing whether to self-manage.
A practical way to think about it
Before the reforms:
- Being a landlord was part property investment, part administration.
After the reforms:
- Being a landlord will be part property investment, part regulatory compliance business.
Landlords will need to become more professional in their approach, and change with the Act or could find themselves culpable to fines or penalties.
This is why many professionals expect the sector to become more heavily managed by agents or compliance specialists.
If you would like to have a free no obligation conversation around the act or our full management service, please feel free to call the Paulton office on (01761) 412 300 or the Wells office on (01749) 672 678.
