7 Mistakes Kent Landlords Make with the New Renters’ Rights Act (And How Guaranteed Rent Fixes Them)

The landscape for landlords in Kent is shifting beneath our feet. With the full implementation of the Renters’ Rights Act, the rules of the game have changed more significantly than at any point in the last thirty years. While these changes aim to provide more security for tenants, they’ve left many property owners feeling uncertain, exposed, and, frankly, a bit overwhelmed.

At Hugh Champneys Ltd, I’ve spent years navigating the complexities of the Kent property market. I know that your property is more than just bricks and mortar; it’s a vital investment, a retirement plan, or a family legacy. But in 2026, staying compliant isn't just about being a "good landlord", it's about survival in a highly regulated environment.

Many landlords are inadvertently falling into traps that could lead to heavy fines, legal disputes, or the inability to regain possession of their own properties. Here are the seven most common mistakes I’m seeing Kent landlords make with the new Act, and how my guaranteed rent solutions provide the ultimate safety net.

1. Relying on "No-Fault" Evictions (Section 21 is Gone)

For decades, Section 21 was the "safety valve" for landlords. If you wanted your property back to sell it, move in, or simply because the relationship had soured, you could issue a two-month notice without giving a reason. Under the new Act, Section 21 has been abolished.

The Mistake: Many landlords are still assuming they have a quick "out." In reality, you now must prove specific "grounds" for possession under Section 8. This process is more document-heavy and can be significantly slower if not handled perfectly from day one.

How I Fix This: When you work with me, I provide a long-term lease (typically 3–5 years). Because I become your tenant, you aren't dealing with the uncertainty of individual tenancies. I manage the occupants, and I take on the legal risk and administrative burden of regaining possession if needed. You get your guaranteed rent every month, regardless of what’s happening in the court system.

2. Using Outdated Fixed-Term Tenancy Agreements

The traditional Assured Shorthold Tenancy (AST) with a 6-month or 12-month fixed term is a thing of the past. Almost all tenancies in England have transitioned to "open-ended periodic tenancies."

The Mistake: I still see landlords trying to "lock in" tenants for 12 months using old contract templates. These are no longer legally binding in the same way. Tenants now have the right to leave at any time by giving two months’ notice, right from the start of the tenancy.

How I Fix This: I facilitate the transition by taking the property on a commercial lease. While the laws for residential tenants have changed, our corporate-backed agreement ensures you have the long-term stability you actually wanted. I offer the consistency that periodic tenancies have taken away from the private sector.

3. Falling Foul of the New "Decent Homes Standard"

The Decent Homes Standard, previously reserved for social housing, now applies to the private rented sector. This is coupled with "Awaab’s Law," which sets strict, legally binding timelines for landlords to address hazards like damp and mould.

The Mistake: Many landlords are still taking a "reactive" approach to maintenance, waiting for the tenant to complain before fixing an issue. Under the new rules, local authorities have greater powers to issue fines and enforcement notices if properties aren't up to scratch.

How I Fix This: My comprehensive property management service includes regular, proactive inspections. I ensure every property I manage for my guaranteed rent clients meets or exceeds these new standards. I don't just wait for problems; I prevent them, protecting your investment and your reputation.

4. Mismanaging "Right to Rent" a Pet Requests

One of the most talked-about changes is the tenant’s right to request a pet. Landlords can no longer have a blanket "No Pets" policy and must not "unreasonably refuse" a request.

The Mistake: Refusing a pet request without a very strong, evidence-based reason. This can now lead to a complaint to the new Private Rented Sector Ombudsman, resulting in potential compensation payments to the tenant.

How I Fix This: I manage these requests on your behalf. Because I often cater to working professionals and business travellers through my Holiday Rental wing, I have strict protocols in place. I can require pet insurance and set specific conditions that protect your property while ensuring we stay on the right side of the law.

5. Attempting "Bidding Wars" or Excessive Upfront Rent

In a competitive market like Kent, it was common for landlords to invite "offers" above the asking price or ask for six months of rent in advance to secure a tenant. The new Act strictly prohibits inviting bids above the advertised rent and limits the amount of upfront rent you can require.

The Mistake: Advertising a property at a lower price to drum up interest, then accepting a higher offer from a desperate tenant. This is now illegal and carries heavy penalties.

How I Fix This: I provide transparency. With my guaranteed rent model, we agree on a fair, market-reflective price for your 3–5 year lease. You don't have to worry about the "dark arts" of tenant selection or the risks of illegal bidding; you just get a consistent, agreed-upon bank transfer every month.

6. Messing Up the Rent Increase Process

Gone are the days of "rent review clauses" in contracts that automatically bump the price by 3% every year. Rent increases must now follow a statutory process using a "Section 13" notice, and they can only happen once every 12 months.

The Mistake: Trying to increase the rent via a text message or an old contractual clause. If the tenant challenges an informal increase at a tribunal, you might find yourself unable to raise the rent at all for another year.

How I Fix This: I stay ahead of market trends. As part of my investment strategy guidance, I ensure that any rent adjustments are handled legally, professionally, and at the correct market rate. You don't have to navigate the tribunal system; I handle the paperwork to ensure your returns are maximized within the law.

7. Ignoring the Mandatory Ombudsman and PRS Database

The government is introducing a new National Landlord Register (PRS Database) and a mandatory Ombudsman scheme. Every landlord in Kent will be required to register themselves and their properties.

The Mistake: Thinking this is "optional" or waiting until the last minute. Operating a rental property without being registered will soon be a criminal offence, and you won't be able to use any eviction grounds if you aren't compliant.

How I Fix This: I ensure that every property under my management is fully registered and compliant with the latest regulatory framework. I act as the "responsible party" in many aspects of the day-to-day management, giving you the peace of mind that your portfolio is "by the book."

Why Guaranteed Rent is the Ultimate Solution for 2026

The common thread in all these mistakes is uncertainty. The new Act has introduced more variables, more paperwork, and more ways for things to go wrong.

When I provide landlords with long-term leases, I’m offering more than just a management service; I’m offering a partnership. My guaranteed rent service means:

• No Voids: You get paid even if the property is empty between occupants.

• No Arrears: If a tenant stops paying, that’s my problem, not yours. You still get your full rent.

• No Legal Headaches: I handle the periodic tenancies, the Section 8 notices, and the Ombudsman requirements.

• Total Peace of Mind: You can go back to being a property owner rather than a property manager.

I specialize in high-quality stays for working professionals and business travellers across Kent. By positioning your property in this premium niche, I can offer the consistent, high-level management that the new Renters’ Rights Act demands.

Frequently Asked Questions

How does "guaranteed rent" actually work with Hugh Champneys Ltd? I lease your property from you for 3 to 5 years. I become your tenant and take full responsibility for the property. I then place high-quality occupants, usually business travellers or working professionals, into the property. You receive a fixed monthly payment from me, regardless of whether the property is occupied or if the occupants have paid their rent.

Do I still need to pay for repairs? Typically, the landlord remains responsible for structural repairs and major capital items (like the boiler or the roof). However, I handle all minor day-to-day maintenance and ensure the property is kept in "show-home" condition. We agree on the specifics in our contract so there are no surprises.

Is this the same as Rent Guarantee Insurance? No. Rent Guarantee Insurance is a policy you pay for that might pay out if a tenant defaults, often after a long waiting period and excess. My guaranteed rent is a direct contractual obligation. I pay you every month, period. No claims, no waiting, no "fine print" excuses.

Can I still sell my property if it's on a 5-year lease? Yes, though the property would typically be sold "subject to the lease," which is often very attractive to other investors because it comes with a guaranteed income stream and professional management already in place.

Ready to Secure Your Kent Investment?

Don't let the new Renters’ Rights Act turn your investment into a headache. I am here to help you navigate these changes with confidence. Whether you are looking for full property management or want to explore my guaranteed rent schemes, let’s have a chat.

Contact me today:

• Website:hughchampneysdealsourcing.co.uk

• Expertise: Kent’s trusted partner for landlords and investors.