Surrey Property Market Update 2026: What Landlords Need to Know
Surrey Property Market Update 2026: What Landlords Need to Know
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Can You Change Letting Agent Mid Tenancy in Surrey?
It’s a common misconception that you can’t change letting agency during a tenancy. In fact, it can be relatively easy to change letting agents with a tenant in situ once you start the ball rolling.
If you rent out a property in Guildford, Cranleigh, Ripley or the surrounding areas, read our step-by-step guide to switching letting agents mid-tenancy.
Can I change letting agents mid-tenancy?
Yes, you can change letting agents mid-tenancy – there is no need to wait until the current tenancy ends. However, you must check the terms of business in your contract. If it’s evident that your current agent has not managed the property in line with your agreement, then you may be able to negotiate a faster exit.
Liz Gamlen
Lettings Director
Written By
Why change letting agents mid-tenancy?
If your letting agents are not delivering the level of service you expect (and indeed, are paying for) then it might be time to change agents. There are many reasons why landlords change agents mid-tenancy rather than waiting until the tenancy ends, such as:
- Lengthy void periods – Your property is empty for long periods between tenancies, costing you money and causing you unnecessary stress.
- Cost – The charges are unjustifiably high for the level of service you receive.
- Rent payments – Payments are transferred late or not chased up if the tenant is in arrears.
- Communication – A lack of communication can be a reason to change agents, especially when it regards important matters, like maintenance or compliance. The same can be said if it is persistently hard to contact the agent when you need them.
- Maintenance – Repairs are not carried out in a timely manner, or to a high standard.
- Inspections – Property inspections are not being carried out, or fail to expose serious issues or warning signs in advance (like tenants subletting or damage to the property).
As a landlord, you understandably want to feel confident that your letting agent is overseeing your property with due care. If there is a pattern of negligence or carelessness, it is time to consider your options and find a new agent.
How easy is it to change letting agents?
Changing letting agents can be very straightforward, with the new agent carrying out most of the work to help the changeover to run smoothly. The tenancy agreement will still stand, and compliance documents and keys will be handed from one agent to the other, so there should be no loss of continuity.
What service should I expect from a new letting agent?
It’s important to have trust in the team that’s looking after your property, and you may expect your new letting agent to deliver on:
- Rent payments – handling rent collection efficiently
- Good communication – be easily contactable, and contact you when issues arise
- Compliance – help you to meet landlord compliance rules such as the incoming Renters’ Rights Act
- Repairs – arrange maintenance promptly to avoid property damage and unhappy tenants
- Fair charges – fees should reflect service standards
- Property checks – carry out thorough inspections as scheduled
With the Renters’ Rights Act set to introduce significant new compliance obligations for landlords, it is especially important to have a letting agent you trust to keep you informed and protected. Consult online reviews and ask local contacts for personal recommendations of local letting agents to ensure you are making a change for the better. If you are looking for a letting agent in Surrey, the team at Howard Morley & Sons will be glad to assist. Established in 1960, we have a long track record of delivering comprehensive lettings and property management services across the region.
How to change letting agent during a tenancy
It is advisable to select your new letting agent before giving notice to your current one. A good new agent can advise you on the exit process and help you navigate the transition from the outset. Once you have found a local letting agent that you are confident in working with, you can start the process of changing agent.
1. Consult your contract
Your contract with the existing letting agent will list terms of business, including the notice period. If the termination fee or exit terms are excessive, these may be classed as unfair under the Consumer Rights Act 2015 – in which case, seek legal advice.
2. Contact the existing agent
Send a letter or email to notify your current letting agent that you are changing letting agent. While not obligatory, it can make life simpler if the changeover date coincides with the rent period. It is equally important to keep everything in writing for your own records, and if it is challenged for any reason at a later date.
3. Instruct the new letting agent
Appoint your new letting agent, who will contact your existing agent to request copies of essential tenancy documents. This may include property details, the inventory, tenant details, and compliance documents such as the gas safety certificate and electrical safety certificate. An experienced agent like Howard Morley & Sons can make this as simple and stress-free as possible for you.
4. Inform tenants
The next step is for the landlord to inform the tenants of the change. Howard Morley & Sons can inform the tenants of the change in management on your behalf, reassuring them that their rental contract with you still stands. They will provide details of when the changeover is happening, new contact details for emergencies or repairs, and the account that they should pay rent into. It is worth noting that if your tenants have also been receiving a sub-par service from the current agent, they are likely to welcome the change too.
5. Handover
Your previous letting agent will hand the keys, tenancy agreement, additional documents and tenancy deposit protection scheme details to the new agent. If you instruct Howard Morley & Sons, we can also provide the tenants with the necessary legal documents and inspect the rental property. As part of the handover, we can review the current rent to ensure it is aligned with the market rate, so you can be confident that your investment is performing as it should.
Switching Letting Agent FAQs
Will my tenants need to sign a new tenancy agreement if I change letting agents?
No. Your tenancy agreement is between you and your tenant, not between your tenant and the letting agent. When you switch agents, the existing tenancy agreement remains in place and your tenant’s rights are unaffected. The new agent simply steps into the management role, so there is no need to renegotiate terms or draw up a new contract.
Can my current letting agent refuse to hand over documents and keys?
Your letting agent is obligated to return keys and provide copies of essential tenancy documents once proper notice has been served and any contractual obligations have been met. If an agent withholds documents unreasonably, this may constitute a breach of their duty under the terms of business. In such cases, seek legal advice or raise a complaint with the agent’s redress scheme, since all letting agents in England are required by law to belong to one.
What happens to the tenancy deposit when I switch letting agents?
The deposit must remain protected in a government-approved tenancy deposit scheme throughout the tenancy. During the changeover, the deposit protection can either be transferred to a scheme held by the new agent or remain where it is, depending on the arrangement. Your tenant must be notified of any changes to how or where the deposit is held, as required under deposit protection legislation.
How long does it typically take to switch letting agents mid-tenancy?
The timeline depends largely on the notice period in your current contract, which is commonly one to three months. Once notice has been served, the practical handover, which involves transferring documents, keys, and tenant communications, can often be completed within a few days. An experienced agent Like Howard Morley & Sons will manage the transition so that there is no gap in property management cover.
Can I switch from a fully managed service to a let-only or rent collection service with a new agent?
Yes, so long as the new agent provides these services. Changing agents is a good opportunity to reassess the level of service you need. If you are comfortable handling day-to-day maintenance and inspections yourself, a let-only or rent collection service may suit you and reduce your costs. Equally, if poor management was the reason for switching, upgrading to a fully managed service with a more attentive agent can offer greater peace of mind, particularly with new compliance requirements under the Renters’ Rights Act on the horizon.
Contact Howard Morley
If you are a Surrey landlord looking to change letting agents mid-tenancy, contact Howard Morley & Sons. We offer the ability to handle ongoing tenancy issues (subject to agreement), negotiated ongoing management rates where the tenant is already in situ, and preferential portfolio takeover rates where more than one tenancy is transferred to our management at the same time. We will be glad to discuss the management services we can provide for your Guildford or Farnham rental property.
As a well-established letting agent in Guildford, Farnham, Godalming and beyond, Howard Morley & Sons are equipped to guide Surrey landlords through their lettings journey. Contact us today to find out more.
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