7 Mistakes Kent Landlords Are Making with the Renters' Rights Act (And How to Fix Them)

The Renters’ Rights Act 2026 has officially changed the landscape for Kent property owners. Navigating the abolition of Section 21 and the shift to mandatory periodic tenancies can be daunting. By understanding these seven common mistakes, from mishandling rent increases to overlooking new pet regulations, you can protect your investment and ensure long-term stability. At Hugh Champneys Ltd, I provide the expertise and guaranteed rent solutions to help you transition into this new era of property management with confidence.

The UK rental market is currently undergoing its most significant transformation in decades. For landlords in Kent, from the busy hubs of Maidstone and Ashford to the coastal charm of Dover, the Renters’ Rights Act isn't just a policy update, it’s a total rewrite of the rules.

While these changes aim to provide more security for tenants, many landlords feel exposed. The "no-fault" eviction is gone, and the way we manage tenancies must evolve. If you’re feeling the pressure, you aren’t alone. I’ve seen many experienced investors struggle to adapt their paperwork and processes to meet these new standards.

Here are the seven most critical mistakes I’m seeing Kent landlords make right now, and exactly how you can fix them.

1. Attempting to Use Section 21 "No-Fault" Notices

The biggest mistake is the most obvious one: trying to use the old tools. As of May 2026, Section 21 has been consigned to history. If you serve a Section 21 notice today, it is legally void.

• The Problem: Landlords who haven't updated their eviction processes risk having their possession claims thrown out of court, leading to massive delays and mounting legal fees.

• The Fix: You must now rely on strengthened Section 8 grounds. Whether you intend to sell the property, move back in, or deal with substantial rent arrears, your notices must be specific, evidence-backed, and legally compliant with the new framework.

2. Using Outdated Fixed-Term AST Templates

Fixed-term Assured Shorthold Tenancies (ASTs) are officially a thing of the past. All new and existing tenancies have automatically transitioned to a "periodic" (rolling) structure.

• The Problem: Using an old contract template that references "fixed terms" or "break clauses" can create unenforceable terms. It also creates confusion for both you and your tenant regarding notice periods.

• The Fix: Update your tenancy agreements immediately. I ensure all properties I manage use up-to-date, periodic-only contracts that comply with the 2026 regulations. This clarity protects you and keeps your management processes streamlined.

3. Mishandling the New Rent Increase Rules

The days of informal rent hikes or frequent adjustments are over. The Renters’ Rights Act has introduced strict limitations on how and when you can increase the rent.

• The Problem: Many landlords are still trying to increase rent more than once a year or are failing to give the required two months' notice. Under the new law, tenants can challenge "above-market" increases more easily through the First-tier Tribunal.

• The Fix: Implement a structured, annual rent review process. Ensure you provide a formal notice at least two months in advance and keep detailed records of market rates in your specific area of Kent to justify any changes.

4. Denying Pet Requests Without "Reasonable" Grounds

The right to request a pet is now a central pillar of tenant rights. You can no longer have a blanket "no pets" policy in your advertisements or contracts.

• The Problem: Flatly refusing a pet request without a valid, documented reason could lead to a formal complaint or legal challenge.

• The Fix: You must consider every request. However, you are now allowed to require the tenant to take out pet insurance to cover potential damage. This is a win-win: the tenant gets their companion, and your property remains protected.

5. Missing the Mandatory Information Sheet Deadline

Compliance isn't just about what you do; it’s about what you tell your tenants. The government now requires specific information sheets to be provided to all tenants.

• The Problem: Failing to provide the required government information sheets (especially the deadline for existing tenants that passed in late May) can hinder your ability to use Section 8 grounds later.

• The Fix: Conduct an immediate audit of your tenant files. Ensure every tenant has received the latest "How to Rent" guides and official information sheets. Documentation is your best friend in the 2026 market.

6. Underestimating the Complexity of New Section 8 Grounds

Since you can no longer use "no-fault" evictions, the burden of proof has shifted. You need to be much more meticulous when it comes to regaining possession of your property.

• The Problem: Landlords often fail to document issues like anti-social behavior or repeated late payments sufficiently. Without a "paper trail," the court is unlikely to grant a possession order.

• The Fix: Switch to a proactive management style. I manage properties with a focus on clear, written communication. If a tenant falls behind, I document every interaction. This ensures that if we ever need to use Section 8 grounds, our case is airtight.

7. Stressing Over Voids and Management in a Stricter Market

With the loss of fixed-term contracts, many landlords fear that tenants will move out with very little notice, leading to frequent void periods and higher turnover costs.

• The Problem: The uncertainty of rolling tenancies can make financial planning difficult for traditional landlords.

• The Fix: Look for long-term stability through corporate leases. I provide landlords with long-term leases of 3 to 5 years, offering guaranteed rent regardless of whether the property is occupied. This completely removes the "periodic tenancy" headache.

How Hugh Champneys Ltd Facilitates Stress-Free Landlording

Navigating the Renters’ Rights Act doesn't have to be a solo struggle. My goal is to optimize your investment while ensuring absolute compliance with every new regulation.

I offer a comprehensive suite of real estate solutions designed for the modern Kent market:

• Guaranteed Rent: I offer 3-5 year leases that provide you with a consistent, guaranteed income. No more worrying about void periods or tenant defaults.

• Comprehensive Property Management: From Maidstone to Canterbury, I handle everything from maintenance to tenant communication. I ensure your property meets the Decent Homes Standard and all 2026 legal requirements.

• Corporate-Grade Quality: We specialize in high-quality stays for working professionals. By positioning your property for business travellers, we maintain the highest standards of care and cleanliness.

• Expert Consultation: If you are unsure how these new laws affect your specific portfolio, I provide tailored investment strategy guidance to maximize your financial returns.

I take pride in my commitment to integrity and transparency. When you work with me, you aren't just getting a property manager; you're getting a dedicated partner who understands the local Kent market inside and out.

What My Partners Say

Frequently Asked Questions

Can I still evict a tenant if I want to sell my property in Kent?

Yes. Under the Renters’ Rights Act, there is a specific Section 8 ground that allows you to regain possession if you intend to sell. However, you must provide the correct notice period and cannot use this ground within the first few months of a new tenancy.

What is the best way to handle pet requests now?

You should respond to the request within the legal timeframe and ask the tenant to provide proof of pet insurance. In most cases, you cannot unreasonably refuse, but you can ensure your property is protected against damage.

How much does guaranteed rent cost in Kent?

My guaranteed rent service is designed to be a "hands-off" solution. I agree on a set monthly rent with you for 3-5 years. There are no hidden management fees or commissions deducted from that amount; what we agree is what you receive.

Ready to Secure Your Rental Income?

Don't let the Renters’ Rights Act catch you off guard. Whether you need a reliable partner to manage your Kent portfolio or you're looking for the security of a 5-year guaranteed rent agreement, I am here to help.

Contact Hugh Champneys today:

• Website:hughchampneysdealsourcing.co.uk

• Service: Personalised Property Management & Guaranteed Rent Solutions across Kent.