Renters' Rights Act: the landlord slips that risk penalties

Most landlords who fall foul of the Renters' Rights Act are not cutting corners. They miss a deadline, send an old template, or leave an email unread. The new tenancy rules have applied in England since 1 May 2026. Northwood UK's landlord guide (28 August 2026) sets out the everyday errors that turn routine admin into a compliance case.

Where the paperwork trips landlords up

Landlords with existing assured shorthold tenancies had to hand tenants the Renters' Rights Act Information Sheet 2026 by 31 May 2026, according to Northwood UK. An assured shorthold tenancy was the standard private rental contract before the reforms. No new agreement was needed, because existing tenancies converted automatically to periodic tenancies, which roll on with no fixed end date. Northwood UK suggests keeping a signed and dated record that each tenant received the sheet.

The second gap is wording. Templates written before the reforms often carry outdated language that misleads a tenant, Northwood UK says. A written statement of terms should describe a periodic tenancy, not a fixed term that no longer applies. Mentioning a renewal date can confuse a tenant about their right to give notice. Across a portfolio, one stale document replicates everywhere, so template review belongs in your property business systems and operations routine.

Can you still serve a Section 21 notice?

No. Section 21 was the old no-fault eviction route, and it can no longer be used to seek possession. Every new case now follows the Section 8 route, which requires a specific legal ground. Northwood UK confirms the transitional window has closed. Qualifying Section 21 notices served before 1 May 2026 required possession proceedings to begin by 31 July 2026.

Each Section 8 ground carries its own requirements and notice periods. The reason for possession has to match the ground used, and the notice period runs from the date of service. Some grounds also carry timing restrictions. Grounds used when selling a property or moving back in generally cannot be used during the first 12 months of a tenancy. That is a real void risk (the gap between tenancies when no rent comes in) if your exit plan assumed something quicker. The restriction is worth factoring into your buy-to-let investment strategy planning.

What changes for rent increases, advance rent and pet requests?

Rent increases on assured periodic tenancies now run through the Section 13 process alone, because contractual rent review clauses no longer have legal effect. Landlords give at least two months' notice and can propose an increase up to the open-market rent. Tenants can challenge the amount at the First-tier Tribunal, the body that settles rent and property disputes. Northwood UK recommends keeping evidence of comparable local rents. A buy-to-let stress test calculator shows whether a new rent still clears your lender's rental cover requirement.

Three everyday habits create the rest of the risk. Rent cannot be invited or accepted before the tenancy agreement is signed. Once it is signed, a landlord can ask for up to one month's rent in advance, or 28 days for shorter periods. Advertising at one figure then accepting a higher offer is no longer allowed, and tenants cannot be invited to outbid each other. A pet request carries a statutory right to ask, with a response due within 28 days. Left unread, it becomes a compliance issue in itself. Our free landlord and investor resources cover the tenancy admin side of all this. Northwood UK's guide does not set out fine levels, so penalty amounts stay unconfirmed here.

Key takeaways

• The Renters' Rights Act tenancy rules have applied in England since 1 May 2026 (Northwood UK, 28 August 2026).

• Existing assured shorthold tenants had to receive the Information Sheet 2026 by 31 May 2026.

• Section 21 possession is gone, and qualifying notices served before 1 May 2026 needed proceedings by 31 July 2026.

• Rent rises need the Section 13 route and at least two months' notice, challengeable at the First-tier Tribunal.

• Pet requests need an answer within 28 days, and advance rent is capped at one month once the agreement is signed.