The Renters’ Rights Act, coming into force from 1 May 2026, is the biggest shake-up of the rental market in decades. It introduces stronger protections for tenants—but also creates new legal responsibilities for landlords.
While the changes are designed to improve standards across the sector, they also increase the risk of costly mistakes for landlords who aren’t fully prepared.
At JW Woods, we’re already helping landlords navigate these changes with confidence. Here are five key pitfalls to avoid and how to stay on the right side of the new rules.
1. Misunderstanding How to Regain Possession
One of the biggest changes is the abolition of Section 21 “no-fault” evictions. Landlords can no longer regain possession without a valid legal reason.
The mistake: Assuming you can still remove tenants quickly or informally.
The reality: You must now provide clear legal grounds, such as selling the property or tenant arrears—and follow the correct court process with proper evidence.
Why it matters: Errors or missing documentation could lead to delays, failed claims, or financial loss.
How JW Woods helps: We guide landlords through compliant possession processes and ensure all documentation is watertight.
2. Increasing Rent Incorrectly
Under the new rules, rent increases are far more regulated.
The mistake: Raising rent informally, too frequently, or without proper notice.
The reality:
· Rent can only be increased once per year
· Proper legal notice must be served
· Tenants can challenge increases they believe are unfair
Why it matters: Incorrect rent increases can be rejected or legally challenged, potentially costing you time and money.
How JW Woods helps: We advise on market-aligned rent reviews and handle the correct legal process on your behalf.
3. Delaying Repairs or Maintenance
The Act strengthens expectations around property standards and response times.
The mistake: Delaying repairs or underestimating your obligations.
The reality: Landlords must address issues—such as structural repairs, heating, and safety—promptly and properly, with increased enforcement from local authorities.
Why it matters: Failure to act can result in fines, enforcement action, or tenant claims.
How JW Woods helps: Our property management service ensures maintenance issues are handled quickly and compliantly.
4. Ignoring the Shift to Periodic Tenancies
All tenancies will move to rolling (periodic) agreements, replacing fixed-term contracts.
The mistake: Continuing to operate as though fixed-term tenancies still apply.
The reality: Tenancies will automatically roll monthly, and tenants gain more flexibility to leave—with landlords needing valid grounds to end agreements.
Why it matters: This changes how you plan cash flow, tenant retention, and long-term strategy.
How JW Woods helps: We help landlords adapt their lettings strategy to stay profitable under the new system.
5. Failing to Keep Up with Compliance
The new legislation introduces stricter enforcement and penalties, including fines of up to £40,000 for serious breaches.
The mistake: Treating compliance as a one-off task rather than an ongoing responsibility.
The reality: Landlords must stay up to date with:
· Legal notices
· Property standards
· Tenant rights
· Documentation and record-keeping
Why it matters: Non-compliance can lead to financial penalties, legal disputes, and reputational damage.
How JW Woods helps: We keep landlords fully compliant with ever-changing legislation, so you don’t have to.
Don’t Navigate This Alone
The Renters’ Rights Act is designed to create a fairer rental market—but it also introduces complex legal requirements that can catch landlords out.
The key takeaway? Small mistakes can quickly become expensive problems.
That’s where JW Woods comes in.
Whether you’re a first-time landlord or managing a portfolio, we provide:
· Expert legal and compliance advice
· Fully managed lettings services
· Ongoing support as the law evolves
Need Help Preparing for the New Rules?
Get in touch with JW Woods today for clear, practical advice on how to protect your investment and stay compliant in 2026 and beyond.
Sources from Zoopla