Preparing for the Renters’ Rights Act: What self-managed landlords need to do consider ahead of 1 May

The Renters’ Rights Act is expected to come into force in May, introducing major reforms to how tenancies are managed in England. The most immediate changes include the abolition of Section 21, the move to periodic tenancies and a greater reliance on formal possession grounds.

In practical terms, this means landlords who are not currently on a managed service will need stronger systems in place for rent collection, documentation and compliance. The focus will shift from simply securing a tenant to actively managing the tenancy throughout its lifetime.

In this blog, we outline what self-managing landlords should review ahead of 1 May, and why strengthening your ongoing management arrangements could be key to staying compliant going forward.

Possession will rely on process

With Section 21 being removed, landlords will no longer be able to regain possession without relying on specific legal grounds. Instead, any future possession will depend on serving the correct notice, using the appropriate ground and providing clear supporting evidence.

This places greater importance on accuracy. Rent schedules must be up to date, communication records should be retained and notices must be served correctly and within prescribed timeframes.

Under the new framework, minor administrative errors could cause significant delays. Landlords should ensure they fully understand the revised Section 8 grounds and how they apply in real situations, particularly in cases involving rent arrears or a need to sell.

Rent collection becomes a protective measure

The abolition of Section 21 means rent arrears are likely to become one of the most relied-upon grounds for possession.

That makes early identification and structured management of missed payments essential. A delayed response to arrears can quickly escalate into financial loss and a more complicated legal process.

Landlords should consider how quickly they would spot a missed payment, what steps they would take to recover it and how those actions would be documented. Consistency and evidence will matter more than ever.

For some landlords, this is the point where reviewing how rent is collected and monitored becomes particularly important. A professional Rent Collection service provides formal arrears processes, accurate payment records and the correct handling of notices where required, all of which strengthen a landlord’s position should issues arise.

Rent increases must follow a clear framework

The Renters’ Rights Act is expected to formalise rent increases, limiting them to once per year and requiring a prescribed notice process.

Informal arrangements will no longer offer sufficient protection. Rent reviews will need to be carefully timed, correctly documented and supported by market evidence in case of challenge.

Landlords should review how they currently approach rent increases and ensure the process aligns with the new statutory framework. Clear paperwork and proper service of notice will reduce the risk of dispute.

Compliance must be continuous, not reactive

Legal compliance has always been important, but under the new regime, gas safety certification, electrical inspections, EPC validity and deposit protection requirements must all be maintained without gaps. In addition, repair requests and property standards will continue to face increased scrutiny.

Landlords should assess whether they have reliable systems in place to track renewal dates and maintain documentation. Without structured oversight, it becomes easier for something to be missed and harder to rectify later.

The importance of ongoing tenancy management

The Renters’ Rights Act reinforces a simple reality: the work does not stop once a tenant moves in. In fact, the ongoing management of a tenancy is where risk is most likely to arise.

Monitoring payments, serving compliant notices, keeping detailed records and maintaining regulatory standards are no longer administrative tasks in the background. They are safeguards for your investment.

For landlords who currently manage these elements independently, this legislative change offers anl opportunity to reassess workload and exposure. Our Rent Collection service can reduce administrative pressure while ensuring that rent monitoring, arrears management and documentation are handled in line with the evolving legal framework.

Preparing now means greater certainty and assured complaince later

If you’re considering whether your current tenancy management arrangements are suitable for the upcoming changes, contact us today and our local lettings team would be happy to review and provide tailored guidance ahead of implementation.