Managing a rental property yourself gives you control, but it also means keeping on top of every deadline, document and tenant request. Small mistakes, such as a late safety record, an expired licence or using the wrong process to increase rent, can cause problems. Since the Renters’ Rights Act 2025 came into force, landlords in England need to understand the rules and keep clear records to show they are following them.
Related: The landlord rulebook has changed. Has your property strategy changed too?
Why an easy tenancy can still have problems
A tenant who pays their rent on time and rarely contacts you may seem easy to manage. But landlords still have rules they need to follow. Safety certificates can run out. Licence rules can change. Checks may need to be done again. This means something that was correct when the tenancy started may need updating later. A good landlord checklist can help. It should check that important documents are correct, up to date and given to the right person at the right time. You should also keep proof that you sent them.
One missing step can weaken everything that follows
Landlord rules often need to be followed in the right order. For example, you may have protected a tenant’s deposit, but did you do it within 30 days and give them the right information? You may have completed a gas safety check, but did you give the tenant a copy when you needed to? If you miss a step, it can make problems harder, slower and more expensive to deal with later.
What changed for landlords on 1 May 2026?
The first changes under the Renters’ Rights Act started on 1 May 2026. Most tenancies now continue until the tenant or landlord takes the right steps to end them. Section 21 has also ended, so landlords must use the correct Section 8 reason if they want to take back their property.
Landlords and agents must clearly show the asking rent and cannot accept a higher offer. They can usually only ask for one month’s rent in advance. They must not treat tenants unfairly because they have children or receive benefits. There are also new rules for increasing rent, including giving at least two months’ notice.
Government guidance explains the current rules for landlords.
Old wording does not override the new rules
Landlords did not usually need to replace existing tenancy agreements when the new rules started. However, most had to give tenants the official Renters’ Rights Act Information Sheet by 31 May 2026. Old tenancy agreements can still be kept as part of the tenancy record. But if an old agreement says something different from the new law, landlords must follow the new rules.
Your compliance calendar needs more than one reminder
Landlord checks are not all due at the same time. Gas safety checks are usually needed every year, while electrical inspections are normally needed at least every five years. If electrical work is needed, it may have to be done within 28 days or sooner.
There are other deadlines too. For example, deposits must usually be protected within 30 days. Right to rent checks may also need to be repeated for some tenants. Set separate reminders for each step. This could include booking the check, getting the results, fixing any problems and sending the final document to the tenant. This helps make sure that no important steps are missed.
Licensing can change while the same tenants remain
Licensing rules can be easy to miss because they are different in each council area. A home shared by three or more people from different households may be an HMO. If five or more people from different households share the property, it will usually need an HMO licence. Some councils also have extra licensing rules for smaller shared homes or other rented properties. Check the official HMO guidance and your local council’s rules. Check again if the number of people living in the property changes.
Good records turn compliance into something you can demonstrate
For each landlord task, keep a clear record of what was done, when it was done and who did it. You should also record what was sent to the tenant and keep proof that they received it.
Emails, inspection reports, invoices and photos can all be useful proof. Keep these files clearly named and in date order. This makes it much easier to find what you need if you are ever asked to show evidence.
Correct paperwork can still fail if the sequence is wrong
This becomes especially important when seeking possession. Section 8 requires a valid legal ground, the correct notice and evidence that supports the facts relied upon. Deposit failures can affect the court’s ability to make a possession order, while inaccurate dates or unsupported claims can delay the case. Do not wait until notice is needed before testing whether the tenancy file is complete.
What could landlord non-compliance cost?
The cost of breaking landlord rules depends on what has gone wrong. Under current government guidance, some breaches can lead to a fine of up to £7,000. More serious offences can lead to a fine of up to £40,000 or prosecution. Other penalties may apply for things like deposit protection, property licences and right to rent checks.
There can also be other costs. You may have to pay legal fees, carry out repairs or pay money back to a tenant. You could also face delays in getting your property back or lose rental income. Keeping clear records can help you show that you followed the rules.
The next compliance phase is already approaching
The changes did not stop on 1 May 2026. The government plans to introduce the Private Rented Sector Database in different areas from late 2026. Landlords are expected to provide details about themselves and their properties, including gas, electrical and energy records.
The PRS Landlord Ombudsman will also be introduced in stages, with landlords expected to join from 2028. Keeping property records clear and up to date now can make it easier to prepare for these changes.
Self-management is only economical when your time is counted
Managing a rental property yourself can work well if you have enough time and understand the rules. But there is more to think about than saving on management fees. You need to keep up with new rules, arrange checks, respond to tenants, organise repairs and keep clear records.
Managing your own rental means being ready when things don’t go to plan. Sometimes, it’s the small things that cause the biggest headaches, and it can be easy to miss something important.
Replace uncertainty with a managed plan
The two-minute check is not just about your score. It can help you spot areas that may need attention. Check any answers you are unsure about and get expert legal advice if you need it.
Take Northwood’s two-minute landlord check to check how you are managing your property. See if there’s anything you need to look at and, if there is, we’re here to help.
