The Renters’ Rights Act has reshaped how private landlords run their tenancies. Since 1 May 2026, the new tenancy rules have changed how landlords handle notices, rent increases and everyday paperwork. Most landlords who trip up under the Renters’ Rights Act do so because of a small administrative slip, rather than any intention to cut corners.
Spotting a mistake before it becomes a formal complaint can save time, money and a good relationship with a tenant. This guide walks through common landlord errors that can turn a routine task into a compliance issue, with practical steps to help landlords stay compliant. Each one comes with a clear, practical step landlords can take to close the gap.
Related: The landlord rulebook has changed. Has your property strategy changed too?
The paperwork gap that catches landlords out
Good administration protects a tenancy long before any dispute begins. Two areas of paperwork can easily cause problems in the early months of a tenancy, and both are easy to overlook once the excitement of a new letting settles down.
Missing the information sheet
Landlords with existing assured shorthold tenancies had to give tenants the Renters’ Rights Act Information Sheet 2026 by 31 May 2026. There was no need to issue a new tenancy agreement, as existing tenancies converted automatically to periodic tenancies. Keeping a signed and dated record that each tenant received the sheet provides useful evidence of compliance. Northwood can build this into standard paperwork, while self-managing landlords can use a simple checklist to keep track.
Getting written statements wrong
Templates written before the reforms often carry outdated wording that misleads a tenant.
A written statement of terms should describe a periodic tenancy, not a fixed term that no longer applies. Mentioning an initial fixed period or a renewal date in new paperwork can confuse a tenant about their right to give notice. Reviewing every template before it goes out stops this confusion spreading across a whole portfolio.
Possession notices are where good landlords slip up
Possession now relies on choosing the right Section 8 ground and following its specific requirements. With different grounds, notice periods and timing rules to consider, getting the details right from the outset can prevent unnecessary delays.
- Section 21 can no longer be used to seek possession, so landlords should check that every new possession case follows the correct Section 8 route.
- The transitional period has now ended. Qualifying Section 21 notices served before 1 May 2026 required possession proceedings to begin by 31 July 2026.
- Each Section 8 ground has its own requirements, including different notice periods depending on the reason for seeking possession.
- Some grounds have timing restrictions. For example, grounds used when selling a property or moving in cannot generally be used during the first 12 months of a tenancy.
- Check the ground and notice period carefully before serving. The reason for possession must match the ground being used, and the notice period should be calculated from the date the notice is served.
Related reading: Selling your rental property or moving back in: what landlords need to know before ending a tenancy
Rent increases now run through a single legal process
For assured periodic tenancies, rent increases must now follow the Section 13 process, as contractual rent review clauses no longer have legal effect. Landlords must give at least two months’ notice and can propose an increase up to the open-market rent. Tenants can challenge the proposed amount at the First-tier Tribunal if they believe it is above market level. Planning rent reviews in advance and keeping evidence of comparable local rents can help landlords follow the correct process and support the proposed increase.
Related reading: Rent review clauses are out—Section 13 is in: What landlords must change in their approach
Everyday management habits that create risk
Some of the riskiest mistakes happen outside the formal notice process altogether. They surface in routine conversations with a tenant, long before any paperwork gets drafted.
Taking too much rent upfront
The rules set clear limits on how much rent a landlord can take upfront, and when it can be requested. Landlords cannot invite or accept rent before a tenancy agreement is signed. Once the agreement is signed, a landlord can ask for up to one month’s rent in advance, or 28 days for shorter periods, and no more than that during the tenancy itself.
Letting a bidding war develop
Competitive local markets tempt landlords and agents into accepting more than the advertised figure. Advertising a property at one figure and then accepting a higher offer is no longer allowed. Landlords and agents must let the property at the advertised rent, or lower, and cannot invite tenants to outbid each other. Reviewing advertising and offer-handling processes now avoids an accidental breach later.
Sitting on a pet request
Pet requests feel informal, so they often drift to the bottom of the inbox. Tenants have a statutory right to ask for permission to keep a pet, and a landlord cannot refuse unreasonably. A response is due within 28 days, so a request left unanswered becomes a compliance issue in its own right, separate from whatever the final answer turns out to be.
Related: Letting with Pets: A Landlord’s Guide to the Renters’ Rights Act 2025
Building compliance into everyday habits
Strong property management compliance comes down to habits, not luck. Most of the errors above trace back to timing, wording, or an outdated template rather than anything more serious. Most have a straightforward fix once they are identified, and addressing them early can help keep a tenancy running smoothly.
Speak to your local Northwood property experts for guidance tailored to your portfolio, from tenancy paperwork to notice periods and rent reviews.
