The Hidden Risks Beneath the Renters Rights Act: Why Landlords Should Be Paying Attention
The Renters' Rights Act promises fairness and a whole host of new policies and changes to the private rental sector. But I believe that beneath the headlines, lies a new reality for landlords. More admin, shifting power, and a growing culture of revenue-driven regulation could reshape the rental market in ways many are not prepared for...
The Renters Rights Act isn’t just another layer of legislation — it’s a complete reshaping of the relationship between landlords, tenants, and local authorities.
And while most attention has gone to the high-profile changes — like the end of Section 21 — the real impact will be felt in the fine print. Especially by self-managing landlords who aren’t yet aware of how easily they could fall foul of the new rules.
The Rising Burden of Proof
We’re moving into an age where landlords must prove every action, not just take it. That means detailed records of conversations, inspections, maintenance, rent reviews; everything.
For example, if a tenant reports a maintenance issue and you send a contractor round, it’s no longer enough to know it was fixed. You’ll need to document when the report came in, when you responded, and upload the invoice or photo evidence that the repair was completed. If a tenant later claims the issue wasn’t dealt with quickly enough, the burden of proof will sit entirely on you, not the tenant, to show otherwise.
Many self-managing landlords still rely on text messages, handwritten notes or memory. But in a post-Act world, that informality becomes a liability. One missing email thread could be the difference between compliance and a hefty fine.
Knowledge is Power and Tenants May Soon Have More of It
This is a big one for me.
When large pieces of legislation have been introduced in the past, landlords and tenants have had to rely on their own research, or letting agent bulletins to learn about the changes. Deposit regulation is a primary example - even now, almost 20 years on, many landlords and tenants don't know that a tenancy deposit should be registered with a government scheme within 30 days of it being received!
However, when this Bill receives Royal Assent, the government will launch a national awareness campaign to educate tenants on their rights. It’ll be on TV, social media, and even printed leaflets in local libraries and council offices.
Tenants will be directed to the new Private Rented Sector Ombudsman, where they can lodge complaints online at no cost. They’ll also have step-by-step guidance on the government's “Know Your Rights” hub, explaining how to dispute rent increases, challenge a landlord’s refusal to make repairs, appeal against possession notices, report landlords to local enforcement teams and how to request a pet.
Here’s the reality: a tenant who receives a rent review letter could now immediately cross-check it against government advice, realise you missed a required clause or had a lack of evidence to support the increase, and use that technicality to delay payment.
Or imagine you received a pet request from a tenant and didn't reply to it within 28 days - you'll have an alsation running around your 1 bedroom apartment before you know it.
This isn’t about tenants being difficult; it’s about them being better equipped. The government is putting that knowledge directly in their hands and landlords who haven’t kept up could find themselves outplayed by their own tenants.
If your tenant knows more than you do about the legislation, you're massively on the back foot.
The Subtle Shift Toward Revenue-Driven Regulation
For years, local councils have struggled with funding. Now, the Renters Rights Act quietly hands them new powers to issue fines, and many will use those powers to generate income. These aren’t just penalties for rogue landlords. They’ll include things like failing to provide the correct tenancy documentation on time, not renewing a gas or electrical safety certificate before expiry, incomplete information in a tenancy agreement or deposit form and notices being served in incorrect timescales.
Picture this: a self-managing landlord misses the renewal date on their electrical report by a week. The tenant complains to the council, and the landlord is issued a hefty civil penalty. No warnings. No grace period. Just an administrative error with a financial sting.
That’s the new reality; enforcement through income. And when local authorities are encouraged to self-fund through fines, landlords become the most reliable revenue source.
Take into account my 'Knowledge is Power' thoughts too, tenants will be the councils growing band of 'informants' just eager to 'grass up' their landlord.
The Wider Consequences for the Rental Market
All of this adds up to one thing: pressure. More compliance, longer possession timelines, and rising uncertainty are changing how landlords view the sector.
Professional landlords with systems in place will adapt. But for self-managing landlords juggling full-time jobs, family, and paperwork, it’s becoming harder to justify the risk.
Take, for example, a landlord who self-manages two flats. A tenant falls into arrears, but because the new rules make regaining possession slower, those arrears quickly mount. The landlord covers the mortgage for months, then decides to sell instead of re-letting, not knowing that there is now a 12 month restricted period from the start of the tenancy in which they can't sell the property.
Final Thoughts
The Renters Rights Act is being framed as progress, but for many landlords, particularly self-managing landlords, it’s a wake-up call. What was once a manageable sideline is fast becoming a regulated profession with little margin for error.
At Cope & Co., we believe in fairness, but also in foresight. Landlords who prepare now, who document properly, understand their obligations, and get professional support, will weather this change far better than those who don’t.
Our LetSimple service exists for exactly this reason. It takes the guesswork out of compliance, ensuring you stay on the right side of the law while protecting your income, your reputation, and your tenants.
Being a landlord has never been more complex, or more rewarding with the right support. For buy to let Derby, Cope & Co. helps you stay compliant, profitable, and protected. Speak to, in my opinion, the best letting agent in Derby today to see how we can help you grow and protect your portfolio.
