The Renters’ Rights Act 2025: What Surrey Landlords Need to Know

The Renters’ Rights Act 2025 received Royal Assent in October 2025, and Phase 1 came into force on 1 May 2026. If you own a rental property, understanding the new laws should be a top priority.

Many landlords in Cobham, Hinchley Wood and Claygate have been following the progress of the Renters’ Rights Act. If you rent out a property in Surrey, read on as we update you on the potential impact.

What is the Renters’ Rights Act 2025?

The Labour government’s Renters’ Rights Act introduces legal framework to raise standards and increase stability for tenants in private rented accommodation. The Act received Royal Assent on 27 October 2025, and is being rolled out in three phases: Phase 1 came into effect on 1 May 2026, with Phase 2 anticipated from late 2026.

Renters’ Rights Act 2025: summary for landlords

This is an overview of key features of the Renters’ Rights Act which landlords need to be aware of. However, consult statutory guidance and follow updates on forthcoming measures for a fuller understanding.

1. Transition to Periodic Tenancies

On 1 May 2026, all tenancies became periodic tenancies, including existing fixed term tenancies. From now on, new tenancies won’t be able to include a fixed term or minimum tenancy period.

2. Abolition of Section 21 ‘No-Fault’ Evictions

The last day a Section 21 notice could be served was 30 April 2026, to take tenants to court by 31 July 2026 at the latest. Landlords are no longer be able to issue Section 21 notices to evict tenants as of 1 May 2026, and must use Section 8 notices instead.

3. Reformed Possession Grounds

Landlords have been given expanded grounds for possession, e.g. if you want to sell the property, or where there are serious rent arrears. These took effect from 1 May 2026.

4. Rent Increase Regulations

Under the Renters’ Rights Act, rent review clauses have become invalid. Landlords can only increase the rent once a year, within market rates, by using Form 4A under the Section 13 process.

5. Ban on Rental Bidding Wars

Rental bidding wars are now banned. Landlords and agents must declare the proposed monthly rent when marketing the property, and are banned from accepting offers over that amount.

6. Decent Homes Standard

The Renters’ Rights Act will introduce a new Decent Homes Standard to the private rented sector, as part of Phase 3, ensuring landlords are keeping their properties in a good state of repair. An ECP C target is expected to come into effect for 2030.

7. Implementation of ‘Awaab’s Law’

Awaab’s Law is already in force for social housing landlords, and will also apply to private landlords under the Renters’ Rights Act 2025. Named after a child who died from black mould exposure, the law’s hazards regulations are scheduled for Phase 3 of the rollout. PRS timelines are still under consultation as per gov.uk.

8. Establishment of a Landlord Ombudsman

A new Landlord Ombudsman will be created to handle tenants’ complaints in Phase 2. Private landlords will have to join, or face a fine of £7,000 to £40,000 from their local authority, though it is not expected to be compulsory until around 2028.

9. Creation of a Landlord Database

Landlords will join a private rental sector database under Phase 2, from late 2026. Otherwise, they risk a fine, and won’t be able to evict tenants except in cases of antisocial behaviour.

10. Prohibition of Discrimination

As of 1 May 2026, rental discrimination is illegal. Landlords are not be allowed to discriminate against tenants with children or tenants in receipt of benefits.

11. Rights to Keep Pets

Tenants will have a right to request to keep pets in the rental property from 1 May 2026, and landlords must voice any disagreement within 28 days. They can request but not insist that tenants take out pet insurance, but must follow the existing rules of the Tenant Fees Act 2019.

12. Enhanced Local Authority Enforcement

Local authorities were given greater powers on 27 December 2025, including the ability to hand out fines and investigate to ensure landlords are following regulations.

13. Strengthened Rent Repayment Orders

Rent Repayment Orders (RPO) allow tenants to reclaim rent from landlords who defy the regulations. The First-tier Tribunal will be able to impose them, up to a value of 14 months’ rent.

Renters’ Rights Act 2025 implementation Timeline

The Renters’ Rights Act is being rolled out across the coming years, with tenancy reforms already actioned as of spring 2026.

Phase	Implementation Date	Changes
Phase 1	1 May 2026	Section 21 abolished, assured shorthold tenancies replaces by periodic tenancies, new rent increase rules, pet request rights, anti-discrimination rules, rental bidding ban
Phase 2	Late 2026 onwards	PRS Database rollout, Landlord Ombudsman introduced (expected to be compulsory by around 2028)
Phase 3	Date TBC	Awaab’s Law and Decent Homes Standard extended to private rental sector (timing pending consultation), EPC C target anticipated for 2030

What Surrey landlords need to do now

Landlords in Surrey must make sure tenancy documents are updated, and ensure that ongoing evictions are actioned by the deadline.

• Written information. Give new tenants the required written tenancy information before they sign, for any tenancy created on or after 1 May 2026.
• Deposit protection. Existing tenancy deposits remain protected in line with the law for assured tenancies. There’s no need to re-protect following the change from ASTs to periodic tenancies.
• Eviction changes. Section 21 notices cannot be served on or after 1 May 2026. Where one was served before that date, court proceedings must have started by 31 July 2026.

What are the new notice periods under the Renters’ Rights Act?

Landlords must observe new notice periods under Section 8. Many grounds for possession now require four months’ notice, but they can be significantly shorter, as in the case of serious rent arrears or antisocial behaviour.

Take note though, numerous grounds cannot be used in the first 12 months of a tenancy. Now that fixed terms tenancies have been abolished, tenants can leave at any time with 2 months’ notice.

What eviction grounds can Surrey landlords use now?

Landlords can no longer evict tenants under Section 21 and must instead use the expanded Section 8 grounds. Section 8 grounds for eviction now include:

Ground	Notice Period	Context
Ground 1	4 months	Landlord or their close family member want to move in. (only after initial 12 month occupancy period has elapsed)
Ground 1A	4 months	Landlord wants to sell the property. (only after initial 12 month occupancy period has elapsed)
Ground 8	4 weeks	Tenant is in at least 3 months’ rent arrears.
Ground 12	2 weeks	Tenant has broken at least one clause of the tenancy agreement (excepting rent payment issues).
Ground 14	Immediate	Antisocial behaviour by the tenant or their visitor.

A full list available on the government website.

Renters’ Rights Act challenges for landlords in Surrey

Landlords will need to stay compliant. Regular inspections and a quick response to repairs are more important than ever, and you will need to understand the updated eviction process. There may also be unavoidable costs, such as joining the ombudsman.

Find out more in our dedicated guides for landlords, coving a range of subjects, from landlord responsibilities to ending a tenancy legally.

Understand the Renters’ Rights Bill?

We hope our guide has given clarification on the Renters’ Rights Bill, but there’s a lot for landlords and tenants to take in. If you own a property in the Cobham, Hinchley Wood or Claygate areas, talk to us. Contact Davies Property Partners to discuss this or any other aspects of property rental.