The Renters’ Rights Act has changed how landlords rent out properties in England. Since 1 May 2026, new rules have affected tenancies, rent increases and how landlords can ask tenants to leave. Even experienced landlords can make mistakes by following old rules. Understanding what has changed can help you avoid fines, disputes and delays.
Here are some common mistakes to watch out for.
Related: How the Renters’ Rights Act could reshape buy-to-let investment strategies
1. Using old tenancy agreements
One of the biggest changes is the end of fixed-term assured shorthold tenancies. Most private tenancies in England are now assured periodic tenancies. This means they continue until the tenant gives notice or the landlord follows the correct legal process to end them. Landlords should no longer use old agreements that do not reflect the new rules. New tenancies must also include the required written information.
What to do: Check your tenancy documents and make sure they follow the current rules.
2. Trying to evict tenants using Section 21
Section 21 notices are no longer available under the new rules. Landlords cannot ask tenants to leave simply because they want their property back. Instead, they must use a valid legal reason under Section 8. These reasons can include serious rent arrears, certain tenancy breaches or wanting to sell the property. Some reasons have extra conditions. For example, landlords generally cannot use the selling or moving-in grounds during the first 12 months of a tenancy.
What to do: Check which possession ground applies and follow the correct notice and court process before asking a tenant to leave.
3. Increasing rent without following the rules
Landlords can still increase rent, but they must follow a set process. For most private tenancies, rent can only be increased once every 12 months using the correct Section 13 notice. Landlords must usually give at least two months’ notice. Tenants can challenge an increase if they believe it is higher than the market rent.
What to do: Check when the rent was last increased, use the correct form and keep a copy of the notice.
4. Asking tenants to offer more rent
Rental bidding is now banned in England. Landlords and letting agents must advertise an asking rent and cannot invite or encourage tenants to offer more. They must also refuse offers above the advertised amount, even if a tenant offers to pay extra without being asked.
What to do: Advertise a clear rental price and do not accept bids above it.
5. Refusing tenants because they have children or receive benefits
Landlords cannot automatically reject someone because they have children or receive benefits. You can still check whether an applicant can afford the rent and meets reasonable tenancy requirements. However, these checks must be fair. For example, an advert saying "No DSS" or "No children" could break the rules.
What to do: Consider each application fairly and use the same reasonable checks for everyone.
Related: Beyond “No DSS” and “No Children”: Legal Letting Rules for Landlords
6. Ignoring requests to keep pets
Tenants now have stronger rights to request permission to keep a pet. Landlords must consider requests and cannot refuse without a reasonable reason. They normally have 28 days to respond, although the rules allow more time in certain situations. This does not mean every pet must be accepted. There may be good reasons to refuse, depending on the property and circumstances.
What to do: Reply to pet requests within the required time and explain any refusal clearly.
7. Forgetting important safety checks
The Renters’ Rights Act does not replace existing property safety rules. Landlords must still make sure their rental homes are safe. This includes keeping gas and electrical checks up to date, providing the required smoke and carbon monoxide alarms, and dealing with repairs. Ignoring a problem can put tenants at risk and lead to enforcement action.
What to do: Keep safety documents organised, check when inspections are due and respond quickly when tenants report problems.
8. Keeping poor records
Good records can help landlords if a tenant raises a complaint or a council asks questions. Keep copies of:
- Tenancy agreements and important notices
- Rent payments and increases
- Safety certificates and inspection reports
- Repair requests and completed work
- Deposit protection details
9. Assuming the rules are the same everywhere
The main tenancy changes under the Renters’ Rights Act apply to England. Wales, Scotland and Northern Ireland have different rental laws. Landlords with properties in more than one country must follow the rules that apply to each property.
What to do: Always check the law for the country where your rental property is located.
Related: How letting agents help landlords adapt to the Renters’ Rights Act 2025
How Belvoir can help landlords
Keeping up with rental rules can take time, especially when you manage a property yourself. A small mistake with a notice, rent increase or tenancy document could become a bigger problem later.
Belvoir’s local lettings teams can help you understand your responsibilities and manage the day-to-day work involved in letting a property. From finding tenants to managing rent and maintenance, our experts are here to help. Contact your local Belvoir team to find out how our property management services could make being a landlord easier.
