Being a landlord today is very different from 10 or even 5 years ago. The private rental sector is facing one of the biggest regulatory shake-ups in decades. Tenant expectations are higher than ever, and the financial and legal risks of getting things wrong have increased significantly.

Whether you manage your own properties or work with an agent like us, the truth is many landlords still fall into the same traps, often without realising it until it’s too late. These mistakes can cost time, money, and, in some cases, your ability to regain possession of your property.

Here are the five most common mistakes landlords make and how to avoid them.

1. Falling behind on compliance

Landlords are navigating a period of major reform. The upcoming Renters’ Rights Bill will abolish Section 21 evictions, meaning landlords will need to rely solely on legitimate legal grounds to regain possession. Compliance is no longer just important, it’s essential.

At the same time, several other changes are tightening the rules:

• Fines are expected to rise from £30,000 to up to £40,000 per breach.
• Rent Repayment Orders could soon cover up to two years’ worth of rent.
• The Housing Health and Safety Rating System (HHSRS) is being updated for more consistent enforcement.
• Minimum Energy Efficiency Standards (MEES) are tightening, likely requiring investment in upgrades.
• Making Tax Digital (MTD) will soon apply to landlords earning over £50,000 annually, requiring digital record-keeping and quarterly submissions.

Keeping up can feel overwhelming, but a proactive letting agent like us will help you stay ahead of these reforms, managing renewals, inspections, safety certificates and documentation to ensure your property remains fully compliant.

2. Skipping robust tenant referencing

A rushed tenancy is often a costly one. Comprehensive referencing isn’t just a formality, it’s your first line of defence against rent arrears, evictions, and property damage.

Good referencing goes beyond a quick credit check. It should include:

• Affordability assessments comparing income to rent.
• Full credit history, including any defaults or CCJs.
• Employer and income verification.
• References from previous landlords.
• ID verification and fraud checks.
• Guarantor vetting when needed.

Cutting corners here exposes you to unnecessary risk. A reputable letting like us agent will use specialist referencing providers to ensure tenants are thoroughly screened and many offer rent guarantee insurance for extra peace of mind.

3. Neglecting repairs and preventative maintenance

It can be tempting to delay maintenance work, but neglecting repairs is one of the fastest ways to face legal and financial trouble.

Under Awaab’s Law, the revised HHSRS, and the new Decent Homes Standard, landlords have a legal duty to respond promptly to disrepair, particularly when it involves damp, mould, or health hazards.

To stay protected:

• Act quickly when tenants report issues.
• Keep detailed logs of all correspondence and repair actions.
• Retain proof of repair timelines and outcomes.
• Use qualified, insured contractors and keep warranty records.

Missing these steps risks fines, reputational harm, and potential Rent Repayment Orders. A professional letting agent will manage maintenance through structured workflows, proactive inspections and approved contractors, keeping you compliant and your tenants happy.

4. Overlooking proper insurance cover

Many landlords wrongly assume a standard home insurance policy will do. In reality, specialist landlord insurance is essential to protect your income and assets.

Comprehensive cover should include:

• Buildings and contents insurance tailored to rental properties.
• Public liability insurance in case of injury or damage.
• Legal expenses cover for disputes or possession claims.
• Rent guarantee insurance to cover missed payments.
• Loss of rent due to damage or voids caused by major incidents.

A good agent will work with trusted providers to ensure you have the right cover for your property type and tenancy model and flag when your policy needs updating.

5. Choosing the wrong letting agent (or going it alone)

Not all letting agents offer the same level of service. Some focus purely on finding tenants and collecting rent, while others act as strategic partners protecting your income, reputation, and long-term investment.

The right agent will:

• Stay ahead of compliance changes and legal updates.
• Provide a smooth tenant experience to reduce voids and turnover.
• Use smart marketing and technology to secure reliable tenants quickly.
• Offer portfolio insights to maximise your long-term returns.

When choosing an agent, look for:

• Membership of Propertymark, Safeagent, or similar professional bodies.
• Client Money Protection and clear, transparent fees.
• Investment in modern tech for communication and reporting.
• A strong local reputation backed by reviews and results.

Final thoughts

The UK rental market is evolving fast, and the margin for error is shrinking. Whether you’re a first-time landlord or managing a growing portfolio, treating your rental properties like a business is essential for long-term success.

Avoiding these five costly mistakes isn’t just about protecting your income, it’s about compliance, professionalism, and delivering a better experience for your tenants.

And remember, you don’t have to navigate it alone. Seths can help you stay compliant, reduce risk, and protect your investment, giving you confidence and clarity in an ever-changing market.