Facebook Summary: The Renters' Rights Act deadline is tomorrow, May 1st! Are you ready, or are you sitting on a £7,000 fine? Read our latest guide on the 7 biggest mistakes landlords are making and how to stay protected.
If you’re a landlord in Oldham, Chadderton, or anywhere across the UK, you’ve probably had the "May 1st" date circled in red on your calendar for months. But as I sit here writing this on April 10th, 2026, I’m still talking to property owners who think the Renters' Rights Act is just "another bit of paperwork" they can get to eventually.
Let me be blunt: "Eventually" will cost you at least £7,000.
The Renters' Rights Act is the biggest shake-up to the private rented sector in decades. It’s not just a few tweaks; it’s a total overhaul of how you evict tenants, how you increase rent, and even how you market your property. If you haven’t updated your processes by the time the clock strikes midnight on May 1st, you’re flying blind into a legal storm.
At Hunter Capital, we’ve been helping our clients navigate these changes while securing the best financing. Here are the 7 most common mistakes we’re seeing landlords make right now, and exactly how to fix them before the deadline.
1. Still Relying on "No-Fault" Evictions (Section 21)
The headline news of the Renters' Rights Act is the total abolition of Section 21. For years, this was the "safety net" for landlords who wanted their property back without a long court battle. As of May 1st, that net is gone.
If you serve a Section 21 notice after the deadline, it won’t just be ignored, it could lead to a fine for harassment or unlawful eviction. You now must use "Section 8" grounds, which means you need a valid reason (like moving back into the property yourself or selling it).
The mistake here is thinking you can still "persuade" a tenant to leave without following the new statutory grounds. Don't do it. If you're looking to sell and move on, check out our case studies to see how we’ve helped landlords transition their portfolios under these new rules.
2. Increasing Rent via a "Gentleman’s Agreement"
In the past, many landlords in Oldham would just have a quick chat or send a text to their tenants: "Hi, taxes are up, so rent is going up by £50 next month. Is that okay?"
Under the new Act, that’s a massive no-no. Rent increases are now capped to once per year, and you must use the statutory Section 13 notice. Tenants also have more power to challenge "above-market" increases at a tribunal.
If you try to hike the rent informally, the tenant can simply refuse to pay the increase, and you’ll have no legal leg to stand on to recover those arrears. Worse, if it looks like you’re trying to bypass the rules, local authorities can step in with those hefty £7,000 penalties.
3. The "No Pets" Blanket Ban
This is one that catches a lot of people out. The Renters' Rights Act gives tenants the legal right to request a pet. You can no longer simply say "No" in your tenancy agreement.
You can ask the tenant to take out insurance to cover potential damage, or you can refuse if you have a "reasonable" excuse (like the property being a small flat in a block that specifically bans animals in the head lease). But a blanket "No Pets" policy is now illegal.
If you’re worried about how this affects your property value or your insurance, it’s worth looking into the 2026 guide to home insurance for landlords to make sure you’re covered for every eventuality.
4. Ignoring the New "Landlord Portal" and Ombudsman
By May 1st, every landlord must be registered on the new Private Rented Sector Database (the Landlord Portal). Think of it like a digital "MOT" for your rental business. You’ll need to upload your Gas Safety Certificates, EICRs, and EPCs.
If you aren't registered, you can't legally market your property or serve any notices to your tenants. Many landlords are treatng this like a "to-do" list item for the summer, but the fines for non-compliance start the moment the Act goes live.
5. Failing the "Decent Homes Standard"
For the first time, the Decent Homes Standard: which used to only apply to social housing: now applies to the private sector. This means if your property has damp, mould, or poor insulation, it’s not just a maintenance issue anymore; it’s a legal violation.
If a local council inspector finds your property doesn't meet the standard, they can issue an improvement notice. Ignore that, and you’re looking at that £7,000 fine (which can escalate to £30,000 for serious or repeat offences).
If you need to raise funds to bring your property up to scratch, a bridging loan might be the fastest way to get the cash, fix the issues, and stay compliant before the deadline hits.
6. Discrimination Against Benefit Claimants or Families
The Act makes it explicitly illegal to have "No DSS" or "No Families" policies. You cannot refuse a tenancy simply because someone receives Universal Credit or has children.
We’ve seen some landlords try to get around this by asking for massive "guarantor" requirements that are impossible to meet. Be careful: the courts are wise to this. If a prospective tenant feels they’ve been unfairly blocked, they can report you to the new Ombudsman, and the fines are swift.
7. Not Checking if Your Mortgage Allows for Periodic Tenancies
This is the big one that most "experts" aren't talking about, but as mortgage brokers, it’s the first thing we look at.
The Renters' Rights Act moves everyone onto "rolling" or periodic tenancies. Fixed-term tenancies (like the standard 12-month AST) are being phased out. The problem? Some older Buy-to-Let mortgage contracts specifically require a fixed-term tenancy to be in place.
If your mortgage T&Cs say you must have a 6 or 12-month fixed term, and the law now says you can't have one, you could technically be in breach of your mortgage contract.
You need to speak to a broker to ensure your lender is "Act-compatible." If you're worried, have a look at our guide on how to get approved for a buy-to-let mortgage in 2026 to see what lenders are looking for now.
Why Oldham Landlords Need to Act Fast
The rental market in Oldham is booming, especially in areas like Royton and Chadderton. Investors are seeing great yields, but the "Wild West" days of landlording are over. Local councils are under pressure to enforce these new rules strictly to improve housing quality.
If you’re an investor in The Royton property guide area or eyeing up deals in Chadderton, you need to make sure your financing is as solid as your compliance.
Many local landlords are moving their properties into Limited Companies to better manage the tax and regulatory burden. If you haven't explored this yet, check out why Limited Company mortgages are the top choice for local landlords in 2026.
Frequently Asked Questions (FAQ)
What is the maximum fine for non-compliance?
Local authorities can issue fines of up to £7,000 for initial breaches, but serious or repeat offences under the Renters' Rights Act can lead to civil penalties of up to £30,000 or even criminal prosecution.
Do I have to give my tenants a new contract on May 1st?
Not necessarily. Existing tenancies will transition to the new "periodic" system automatically or upon renewal, depending on the specific transition rules set out in the Act. However, you must ensure your practices (like rent increases) follow the new rules immediately.
Can I still evict a tenant if they don't pay rent?
Yes. Rent arrears remain a mandatory ground for possession under Section 8. In fact, the Act has slightly strengthened the grounds for persistent arrears, but you must follow the correct notice periods.
Does the Act apply to HMOs in Oldham?
Absolutely. In fact, HMOs (Houses in Multiple Occupation) are often under even more scrutiny regarding the Decent Homes Standard. If you’re running an HMO, make sure you’re familiar with the 2026 guide to HMO mortgages.
Don't Wait Until May 2nd to Realise You’re in Trouble
The Renters' Rights Act isn't something you can "wait and see" about. By the time the news reports the first round of fines in mid-May, it will be too late to protect yourself.
At Hunter Capital, we’re more than just mortgage brokers. We’re your partners in property. We help you find the right Buy-to-Let rates and ensure your financing doesn't clash with the new legal landscape.
Is your portfolio ready for May 1st? Don't risk a £7,000 mistake.
Book Your Free Consultation Today
Whether you're a seasoned pro or a first-time buyer in Oldham, we’re here to help. Let’s sit down, look at your portfolio, and make sure you’re compliant, profitable, and protected.
[Contact Naz and the team at Hunter Capital here]