Common Mistakes Landlords Make When Self-managing

Self-managing a rental property has always been appealing. It offers flexibility, saves on management fees, and gives landlords direct control over their investment. For many, it’s worked perfectly well for years. But the reality is that residential lettings are ever-changing and what felt straightforward, even a few years ago, now comes with far more moving parts.

We’re increasingly speaking to landlords who are doing their best, acting in good faith, and still finding themselves caught out by rules they didn’t realise had changed or processes they didn’t know they needed. The issue isn’t carelessness; it’s that the legal and regulatory landscape has become more complex, and it’s moving faster than most people have time to keep up with.

The upcoming Renters’ Rights Act is a clear example of that shift. It’s not just a minor tweak to the current system; it represents a fundamental change in how tenancies will work. From the move away from fixed terms to new rules around rent increases and possession. For self-managing landlords, this means that staying “roughly up to date” is no longer enough. The bar for compliance, record-keeping and process is rising along with the fines for not doing these correctly.

None of this means that self-management is suddenly a bad idea. Many landlords manage their properties very successfully. But it does mean that some of the habits and assumptions that worked in the past now carry more risk. 

One of the most common (and most costly) mistakes we see self-managing landlords make is assuming that compliance is a “set it and forget it” task. Once the gas safety certificate is in place, the deposit is protected and the tenancy is signed, it’s easy to feel like the hard work is done. The reality is that compliance is ongoing, and the rules around it are becoming both stricter and more closely enforced.

The challenge is that many of the core legal requirements don’t just have to be met - they must be met in the right way and at the right time. Things like deposit protection, prescribed information, safety certificates and right-to-rent checks all have specific processes attached to them. Miss a deadline, use an outdated document, or fail to provide something in the correct format, and a landlord can find themselves unexpectedly on the back foot.

What often catches people out is that the consequences of getting compliance wrong doesn’t always show up immediately. A tenancy can tick along for months or even years with no obvious issues, only for a problem to surface when a landlord tries to regain possession, increase the rent, or deal with a dispute. At that point, a missing document or a technical error made years earlier can suddenly become very expensive.

With the Renters’ Rights Act on the horizon, this risk is only increasing. Tenant protections are being strengthened, enforcement is expected to tighten, and the margin for error is shrinking. For self-managing landlords, the biggest danger isn’t cutting corners - it’s relying on outdated assumptions about what “compliant enough” looks like today.

Another area where self-managing landlords often come unstuck is around rent increases. It’s surprisingly common for landlords to assume they can simply notify a tenant of a new rent by text or email or build increases into informal conversations. While this might feel practical and reasonable, rent reviews are a regulated process, and getting the format or timing wrong can invalidate the increase altogether.

What makes this trickier is that the rules aren’t just about how much rent can be increased; they’re about when, how often, and how it’s communicated. There are formal notice requirements, prescribed methods, and restrictions that many landlords aren’t aware of until a tenant challenges an increase or refers it to a tribunal. At that point, what seemed like a straightforward adjustment can quickly turn into a drawn-out and frustrating dispute.

The Renters’ Rights Act is set to tighten this further, with changes aimed at making rent increases more structured and more transparent. For landlords who are used to informal arrangements or annual “gentle nudges” on rent, this will require a shift in approach. Once again, the risk isn’t bad intent; it’s outdated assumptions about what’s allowed and what now carries legal weight.

Self-managing a rental property has always been a viable option, but it’s becoming more complex as the regulatory landscape continues to evolve. With changes like the Renters’ Rights Act on the horizon, many landlords are starting to reassess how much time and risk they’re comfortable taking on themselves. Whether you’re looking for reassurance, a second opinion, or are simply curious about what full or partial management could look like for you, we’re always happy to have an informal conversation. Sometimes a quick chat with a lettings professional can bring clarity and peace of mind.

For more information, contact your local lettings team here.