The Renters’ Rights Act has changed some of the basic rules landlords have relied on for years. Since 1 May 2026, Section 21 has been abolished, most private tenancies have moved to a periodic system and there are new rules covering rent increases, pets, rental bidding and more.
For landlords, the challenge is not simply knowing that the law has changed. It is making sure old habits do not continue under the new system. Here are some of the mistakes worth checking for.
Related: New Rules on Rent in Advance: A Clear Guide for UK Landlords
Using old tenancy agreements without checking the terms
Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026. New assured tenancies are also periodic, which means they run on a rolling basis rather than having a fixed end date. Landlords do not necessarily need to replace an existing written tenancy agreement, but they should understand which old terms no longer work under the new rules. New tenancies must also be provided with the required written information about their key terms.
Missing the new information requirements
For most existing written tenancies, landlords or their managing agents were required to give every named tenant the official Renters’ Rights Act Information Sheet by 31 May 2026. Importantly, sending a link to the document was not enough. The official PDF had to be provided electronically as an attachment or supplied as a printed copy.
Failing to meet certain information requirements can lead to a civil penalty of up to £7,000, so paperwork should never be treated as a minor part of compliance.
Trying to use Section 21
Section 21 ‘no-fault’ evictions have been abolished under the new system. Landlords who need possession must now use an appropriate legal ground under Section 8 and follow the correct process. Valid reasons can include selling the property, moving into it, serious rent arrears or anti-social behaviour. The important point is that the ground must genuinely apply. Trying to use an unsuitable possession ground can itself create compliance problems.
Increasing rent the old way
Rent review clauses in tenancy agreements can no longer be used to get around the statutory process. Under the new rules, landlords generally need to use the revised Section 13 procedure, give at least two months’ notice and can normally increase the rent only once a year. The proposed amount should reflect the market rent. Tenants also have the right to challenge an increase through the First-tier Tribunal if they believe it is above the market level.
Related: Set the right asking rent first time: pricing strategies when bidding wars are off the table
Asking tenants to offer more rent
Rental bidding is now banned. A property must be advertised with an asking rent, and landlords and letting agents cannot ask for, encourage or accept an offer above that figure. The rules around rent in advance have also changed. Landlords cannot take rent before the tenancy agreement has been signed, and the amount that can be required before the tenancy starts is restricted.
Refusing tenants for the wrong reasons
Landlords can still choose the right tenant for their property, but that choice must follow the law. It is now illegal to disadvantage someone simply because they have children or receive benefits. That protection covers more than the final decision. Withholding information, preventing a viewing or refusing a tenancy for either of these reasons can also break the rules.
Automatically saying no to pets
A blanket ‘no pets’ response is no longer enough. Tenants can request permission to keep a pet, and landlords must consider that request reasonably. There can still be valid reasons for saying no, depending on the property and circumstances. The key is to consider each request properly rather than relying on a standard refusal.
Treating compliance as a one-off job
Perhaps the easiest mistake is thinking that compliance is something to check only when a tenancy begins. Rules affect advertising, paperwork, rent increases, tenant requests and possession throughout the life of a tenancy. That makes good record-keeping increasingly important. Keep tenancy documents organised, record important dates and make sure the process you follow reflects the rules in force today, rather than the system you used before May 2026.
Make property management easier
The Renters’ Rights Act has made the way a tenancy is managed more important than ever. A missed document, an outdated process or an incorrect notice can become much more than an administrative inconvenience.
Professional property management can take much of that work off your hands. From tenancy administration and rent collection to ongoing compliance and communication with tenants, Hunters can help you manage your property under the new system. Contact your local Hunters branch to discuss your property and find out how our property management services could help.
