Why property inspections matter more under the Renters’ Rights Act

We are now one month into Phase 1 of the Renters’ Rights Act, and by this point, most landlords will have heard the headline changes.

• No more Section 21
• No more fixed-term tenancies in the way we have known them.
• Rent increases only once a year through Section 13.
• Tenants having the right to request a pet.
• Possession now needing to rely on the correct Section 8 grounds.

 All important, of course, but this piece is not here to repeat the rules again.

Because now the Act is actually here, the real conversation for landlords is becoming much more practical.

• How do you keep your tenancy running well
• How do you protect your property?
• How do you keep tenants on side?
• And how do you make sure that, if something does go wrong, you have a clear record of what has happened?

That is where regular property inspections become much more than a tick-box exercise.  

This is not about catching tenants out  

The word “inspection” can make it sound like someone is turning up to look for problems. But a good property visit should never feel like that. It should be a check-in. A chance to see how the property is being looked after, yes, but also a chance to understand how the tenant is finding the home.  

• Are there any repairs they have not mentioned?
• Is anything starting to show signs of wear?
• Have they noticed condensation, leaks, heating issues or anything that does not feel quite right?  

Because the truth is, tenants are not property experts. Nor should they be.

Something that looks like a small mark on a wall, a little bit of mould around a window or a minor drip under a sink might not feel urgent to them. They may not want to make a fuss. They may assume it is normal. They may simply not realise that it could turn into something much bigger. But as agents, we see those things differently.

We know when a small issue could become a costly one. We know when something needs monitoring. We know when a repair should be dealt with before it becomes a bigger problem for both landlord and tenant.

That is the value of staying close to the tenancy.

A well-looked-after tenant is usually a more reasonable tenant 

One of the biggest talking points for landlords has been around rent increases.

Under the Renters’ Rights Act, rent can only be increased once a year using the correct Section 13 process. For many landlords, that will not feel dramatically different, because annual rent reviews are usually what we would recommend anyway. But there is another layer to this.

Tenants can challenge a proposed rent increase at the First-tier Tribunal if they believe it is above market level. So, yes, the increase needs to be fair, justified and in line with the market. This is where the relationship matters massively. 

If a tenant feels listened to, if repairs are handled properly, if communication is clear and if they can see that the property is being looked after, they are far more likely to understand a reasonable rent increase when it comes.

If they feel ignored, if things keep breaking, if maintenance has dragged on or if they feel like no one has really checked in, they are naturally going to be less receptive to being asked to pay more.

That is why inspections matter. Not because they guarantee a tenant will agree with everything, but because they help create the kind of tenancy where conversations are easier, issues are dealt with earlier and trust has not been left to disappear.

Good records matter more now  

With Section 21 removed, landlords now need to rely on the correct Section 8 grounds if they need possession of their property. That makes record-keeping even more important.

Regular inspections help build a clear picture of the tenancy over time. Not just at the beginning. Not just at the end. But throughout. That might include property condition, photographs, maintenance notes, tenant communication, reported concerns, garden upkeep, signs of damage or anything that may need further action.

Hopefully, you never need to rely on those records. But if you do, they matter.

Because in this new rental landscape, landlords need more than a rough memory of what happened six months ago. They need clear, consistent evidence.

Small maintenance issues rarely stay small

A lot of costly property problems start quietly.

• A bit of condensation.
• A loose bath seal.
• A small leak.
• A faulty extractor fan.
• A gutter that is not draining properly.
• A patch of mould that was not there before.
• A garden that has slowly become harder to manage.

None of these things are unusual in rented homes. But when they are missed or left for too long, they can become much more expensive and much more stressful.

Regular inspections help pick those things up early.

They also help tenants feel more comfortable raising concerns. Sometimes a tenant will mention something during a visit that they would never have taken the time to email about. Not because they are being difficult, but because they did not think it was important enough. That small conversation can save a landlord a much bigger repair later.  

Overall, it protects the property and the relationship 

This is the point that matters most. It is about the relationship sitting behind the tenancy.

• When tenants feel heard, they are more likely to communicate.
• When repairs are dealt with early, frustration is less likely to build.
• When landlords have good records, they are better protected.
• When the property is checked regularly, issues are less likely to spiral.
• And when rent reviews come around, the conversation sits on much steadier ground.

That is what good property management should do. It should protect the asset, but it should also protect the relationship that keeps the tenancy working.

The David Astburys approach  

At DA, our property management service is built around regular communication, careful oversight and clear reporting.

Our managed landlords benefit from scheduled property visits, detailed notes and practical updates, so they have a much clearer view of how their property is being looked after throughout the tenancy.

It means small issues can be spotted earlier. Tenants have a clear line of communication. Maintenance can be handled with more context. And if a landlord ever does need to rely on formal action, the history of the tenancy is much better documented.

If you are a landlord and would like to understand how our property management team can support you under the Renters’ Rights Act, get in touch with our property management team. We would be happy to talk you through what good management looks like now, and where your current tenancy may need a closer eye.