Can You Change Letting Agent Mid Tenancy in Surrey?
Can You Change Letting Agent Mid Tenancy in Surrey?
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What Does the Renters Rights Bill Mean for Landlords in Surrey?
Reforms to the private rented sector have been high on the government’s agenda for a long time. The previous government’s Renters (Reform) Bill laid the foundations, but the Bill wasn’t passed into law in time before the Labour government came into power.
Labour prioritised introducing their own version of reforms, bringing the Renters’ Rights Bill (RRB) to Parliament in September 2024. The Bill includes some major changes to improve the rights of renters in the UK – and it has finally received Royal Assent and is due to become law. While the new rules won’t apply until the government sets (and reaches) a commencement date, it’s essential for landlords to get ahead of the new rules now.
The Renters’ Rights Bill consists of 266 pages of legislation, so if you are a landlord in Guildford, Farnham or Cranleigh and you’re wondering what the changes will mean to you, read our more succinct guide below.
Liz Gamlen
Lettings Director
Written By
What is the Renters’ Rights Bill?
The Renters’ Rights Bill is a new raft of legislation, aimed at providing greater protection and security for tenants. It includes many new rules that will impact landlords and tenants, including the abolition of Section 21 “no-fault” evictions and the end of fixed-term tenancies.
The Bill also includes new measures to help improve the living conditions in private rental properties and brings stricter rules around rent increases. The key areas of the RRB are explained in detail in the following sections.
When Will the Renters’ Rights Bill Become Law?
The Renters’ Rights Bill received Royal Assent on the 27th October 2025, meaning that the Bill has passed the parliamentary stages and will no longer be debated or changed. It has therefore become an ‘Act’ of Parliament, and will be known as the Renters’ Rights Act in the future.
Even so, the new rules will not be enforced just yet. The government has now set a date of ‘commencement’ when the new rules will apply to landlords in England, which will be the 1st May 2026. While the bulk of the rules will come into force at this point, there are a few notable exceptions. For example, the new landlord database and ombudsman are due to come into force later, with Awaab’s Law and the Decent Homes Standard later still.
What Does the Renters’ Rights Bill Mean for Landlords?
The Renters’ Rights Bill is due to affect landlords on many different fronts, especially concerning new areas of compliance and eviction. The key changes for landlords are detailed below:
1. Section 21 abolished
With the abolishment of Section 21 eviction notices, landlords will no longer be able to serve “no-fault” evictions and must use a specific, valid reason to evict tenants (listed under the revised Section 8 grounds). If a landlord wants to sell the property or move into it, they will be required to provide four months’ notice to tenants, and only after the first 12 months of the tenancy have elapsed.
2. Fixed-term tenancies scrapped
All fixed-term tenancies will be automatically replaced with rolling, periodic tenancies, so there will be less long-term security for landlords. Finding the right tenants who are likely to stay in the property for a long time will be even more important.
3. New eviction rules under Section 8
With the abolition of Section 21, the only option for initiating eviction proceedings will be through Section 8, which has been amended under the new Bill. Some of the changes include:
- The rent arrears threshold being raised from 2 months to 3 months’ rent.
- Longer notice periods will often be required. For example, if the landlord wants to regain possession to sell up or move in, 4 months’ notice will be required.
- There will be a 12-month protection period for new tenants, during which landlords will not be able to serve an eviction notice unless the tenant breaches the tenancy agreement.
4. Landlords must register for a new ombudsman & landlord database
To provide greater transparency to local councils, landlords will be required to submit their details to a new private rented sector database. There will also be compulsory ombudsman membership to provide greater protection to tenants. Landlords will be required to pay a membership fee for both these service, which is yet to be disclosed. It’s worth noting that the government is yet to release more concrete details on either of these two schemes, and they are likely to be rolled out later.
5. New property standards and repair obligations
The Bill will also include stricter rules around property standards, with both Awaab’s Law and the Decent Homes Standard being introduced to the private rented sector. They already apply in the social housing sector, and under Awaab’s Law, landlords will have to respond to and deal with health hazards such as damp and mould within a strict timeframe.
The Decent Homes Standard will provide a new set of measures to ensure a minimum level of living standards in private rental properties, though many privately rented properties will already meet the criteria.
6. New rules for rent increases and tribunals
There will be some significant changes affecting how landlords approach rent increases, including making it easier for tenants to challenge rent increases with a First-Tier Tribunal. Landlords will also be required to use a Section 13 notice to increase rent payments.
Rent increases will be limited to once per year and landlords will only be allowed to take one month’s rent in advance. Another key change is that rental bidding to achieve the highest rent for in-demand properties will be banned.
7. Pets allowed in rental property
“No-pet” clauses will also be scrapped across the board. Landlords will not be able to ‘unreasonably refuse’ a tenant’s request to keep a pet. It is also expected that the government will clarify what qualifies as reasonable grounds to disallow a pet (for example, on health and safety grounds).
8. ‘No-DSS’ and ‘no children’ policies banned
Discriminating against tenants who receive benefits or who have children will also be banned under the new rules. Landlords and agents will no longer be able to advertise properties as “No-DSS”. However, it will still be possible to disallow tenants from renting a property on purely financial or overcrowding grounds (but not simply because they are on benefits or have children).
9. Penalties and enforcement
Local authorities will have greater power to enforce penalties against landlords who breach the rules. Serious, persistent offending could result in fines of up to £40,000 and councils will also have more power to investigate issues, with the right to access properties under investigation.
Rent repayment orders will be doubled from 12 months’ rent to 24 months’ rent, with second-offence landlords facing the maximum 24 months’ repayment of rent.
Navigate the new Bill with expert property management
The Renters’ Rights Bill represents the biggest reforms to the private rented sector in years, and it is important for landlords to ensure they are fully prepared and up-to-speed with how the changes will impact them. Thankfully, our team of experienced letting agents are well-prepared for the new rules, and can help you stay fully compliant even as the rules change with our comprehensive property management services.
If you are a landlord in Godalming, Ripley or Cranleigh, we can help you to navigate the new rules. Please get in touch with our lettings team to find out more about our services.
Want to learn more?
Get in touch with our team to discuss how we can help you let and manage your property, whether you are a first time landlord or own a large portfolio of properties. At Howard Morley & Sons, lettings is all we do, and we do it well.
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