Can You Change Letting Agent Mid Tenancy in Surrey?
Can You Change Letting Agent Mid Tenancy in Surrey?
What happens if you’re renting out your Surrey property but your letting agents aren’t delivering the level of service you signed up for?
Blog
Guide to Section 21 Amendments Under the Renters’ Rights Bill
The upcoming Renters’ Rights Bill has been a hot topic in the property industry, with the Bill having finished its passage through the House of Lords and received Royal Assent. It will bring many reforms to the private rented sector, with one of the most significant being the abolition of Section 21 eviction notices.
Once the new legislation comes into force, landlords who want to evict tenants will only have the option of serving a Section 8 notice, and there will also be some new rules for how these notices are served.
If you are a landlord in Guildford, Ripley, Cranleigh or elsewhere in Surrey, this guide provides an explanation of the main changes to evictions that could impact you.
Liz Gamlen
Lettings Director
Written By
What Does the Abolishment of Section 21 Mean for Landlords?
The abolition of Section 21 impacts the process that must be followed when a landlord wishes to evict a tenant. For example, if the landlord wants to regain possession in order to sell the property or move in, they will have to use a Section 8 notice to do so (using the newly expanded grounds for eviction). So-called ‘no fault’ evictions will no longer be possible.
This will mean that the eviction process for certain types of eviction will be lengthier, with four months’ notice required on the grounds of “Sale of dwelling-house”. Another key difference will be that landlords will not be allowed to serve an eviction notice within the first 12 months of a tenancy, unless the tenant has breached their tenancy agreement.
These changes mean it is more important than ever to have a reliable letting agent behind you. At Howard Morley & Sons, our attentive property management services will ensure you stay compliant as these new rules come into force – so you have less to worry about.
When Will Section 21 be Scrapped?
The Renters’ Rights Bill – now the Renters’ Rights Act – will come into force after its commencement date is set and reached. This is when Section 21s will be abolished. The Bill has passed through the various stages in the House of Commons and the House of Lords, and received Royal Assent on the 27th October 2025.
The government has now announced a commencement date when many of the new rules will come into force: the 1st May 2026. While several measures will come into force later, the new government guide states that as of 1st May 2026, “landlords in the PRS will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.”
Until this deadline, landlords will still be able to serve a valid Section 21 notice to tenants. The government is due to release more guidance on the measures closer to the time.
What Will Replace Section 21 Evictions?
When landlords want to evict tenants under the new rules, they will have to use the grounds listed under Section 8 to do so. This differs from the current rules, where Form 6a can be submitted without providing any specific grounds for eviction under Section 21.
What Are the New Grounds for Eviction Under Section 8?
Under the new rules, Section 8 grounds for possession under the Housing Act 1988 will be expanded, and some updates to existing grounds will be made. The key changes that will enable landlords to regain possession for valid reasons include:
- Ground 1 – Occupation by landlord or family. This ground can be used when the landlord has decided to move into the property, or to allow a close family member to move in. Landlords can serve this notice in advance so that it expires once the 12 month protected period of the tenancy ends.
- Ground 1A – Sale of dwelling-house. If the landlord wishes to sell their property, they can serve a Section 8 notice with ground 1A, which they can serve in advance to expire once the 12 month protected period of the tenancy ends.
- Ground 2 – Sale by mortgagee. If the landlord’s mortgage lender exercises a power of sale, ground 2 can be used to evict tenants.
- Grounds 4A – Properties rented to students for occupation by new students. Landlords of student accommodation can serve a Section 8 notice using ground 4A to evict students at the end of the academic year to vacate the property for new students to move in.
- Ground 6 – Redevelopment. Should the landlord choose to substantially redevelop the property, they can serve a Section 8 using ground 6. In this instance, landlords will be required to provide at least 4 months’ notice.
- Ground 8 – Rent arrears. The rules around eviction for rent arrears is also changing, with the threshold increasing from 2 months’ rent arrears to 3 months before a landlord can serve notice for the court to grant a possession order using ground 8. The notice period will also extend to 4 weeks instead of 2 weeks.
- Ground 10 – Any rent arrears. While there are no changes to ground 10, it is worth noting that landlords can serve this ground under Section 8 for rent arrears of less than 3 months, but the court will review the circumstances and decide if they will grant possession – so it is considered a discretionary ground for eviction, rather than a mandatory one.
These are the main changes to Section 8, but this is not an exhaustive list of the Section 8 grounds, you can read the full list on the gov.uk website.
What Will the New Eviction Process Be?
The new eviction process will involve serving a Section 8 notice and providing the relevant grounds for eviction.
To do this, landlords must ensure any required time threshold has been passed, and then they can complete a notice seeking possession of the property.
If the ground for the eviction is classed as mandatory, the court will grant a possession order but if it is discretionary, the court will decide whether or not there are adequate grounds for eviction.
Will There Be a Transitional Period Once Section 21 is Scrapped?
Although the exact details are yet to be released by the government regarding a transitional period, it is expected that there will be a period for any Section 21 proceedings to be completed if they have not already concluded before the commencement of the Renters’ Rights Act.
What Should I Do Now to Prepare for the End of Section 21?
In addition to getting familiar with the new rules around evictions, landlords can prepare for the end of Section 21 by reviewing the government’s overview of the Act which covers all the new rules coming into force.
Equally, with eviction rules changing, finding reliable and responsible tenants will become increasingly important to landlords. Performing more thorough tenant screening processes can reduce the chances of facing a problematic eviction process later – and of course, an experienced letting agent can undertake these checks for you.
Need Help Navigating the New Rules?
The abolition of Section 21 is just one of the many changes that will affect landlords. If you are a landlord in Farnham, Godalming or other areas in Surrey and are looking for help preparing for the Renters’ Rights Act, our experienced lettings team can help.
We can handle all your property management needs, from compliance assistance to tenant finding and property inspections. If you’re looking for a reliable lettings service which gives you the peace of mind you deserve, get in touch with Howard Morley & Sons today.
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.
Get a rental valuation
Find out how much your rental property is worth in the current market from a team who know everything there is to know about lettings.
Related articles
Surrey Property Market Update 2026: What Landlords Need to Know
Surrey Property Market Update 2026: What Landlords Need to Know
Get the latest update on the Surrey property market, and how it is projected to perform across 2026.
