Why Choosing the Right Tenant Matters More Than Ever in 2026
Wed 27 May 2026
Shirley Moralee, Lettings Manager
The Surrey rental market remains very active, with strong tenant demand continuing across our villages and commuter locations, including Ripley, East Horsley, Send, Ockham and the surrounding areas.
At the same time, the private rented sector [PRS] has entered a period of significant change with the introduction of the Renters’ Rights Act on the 1st May, 2026. This new piece of legislation has altered how tenancies are created and managed, while higher borrowing costs, increasing compliance obligations and affordability pressures continue to shape landlord decision-making.
For landlords, this means choosing the right tenant has never been more important.
It is important to note that the “best” tenant is not always simply the first person to apply for the property or the person willing to pay the highest rent. Indeed, it is no longer possible to accept more than the advertised rental, so upward bidding from potential tenants is off the cards. The focus has shifted even further towards applicant suitability, stability and long-term plans for both parties.
More landlords are recognising that consistency, communication and reliable tenants are often worth far more in the long run. A stable, well-managed tenancy with good communication and reliable rent payments will often prove far more valuable over time, than securing a tenancy with the first person to show interest, or choosing the applicant with the highest offer at the outset.
A tenant whose proposed move date aligns well with our landlord’s circumstances really helps to minimise void periods and the cost involved with having a rental property vacant. In some cases, a slightly lower offer from a tenant ready to proceed at the optimum time may make considerably more sense than waiting weeks for another applicant. But, you will still need to carry out due diligence, another 2 week empty might be a god-send, if you pick unwisely!
With running costs continuing to increase, many landlords are placing greater importance on keeping good tenants long term and avoiding unnecessary gaps between tenancies.
Understanding why somebody is moving, how long they remained in their previous property, and what their longer-term plans look like, can provide valuable insight into the likely stability of the tenancy.
For example:
That mindset can make a significant difference over the life of a tenancy.
Possession processes are now much more structured, under the new legislation, and the old “no fault eviction” process has gone, preventative management is becoming increasingly important. Careful affordability checks, clear communication and thorough referencing can help reduce risk before a tenancy begins. Keep in mind, however, that this is all just a snapshot of the tenant’s life on that day, things do change, so it’s important to keep the lines of communication open throughout the tenancy.
Professional management also plays an important role in identifying potential concerns early, supporting both landlords and tenants throughout the tenancy and helping to resolve issues before they escalate into something more tricky to navigate.
It is important to us to truly understand the priorities of both our landlords and tenants, so that we can help our clients make informed decisions that support sustainable, well-managed tenancies for years to come. So, if you would like advice on letting your property in our location or understanding how the Renters’ Rights Act 2025 may affect you, our experienced lettings team are here to help.
☎️ 01483 281010
At the same time, the private rented sector [PRS] has entered a period of significant change with the introduction of the Renters’ Rights Act on the 1st May, 2026. This new piece of legislation has altered how tenancies are created and managed, while higher borrowing costs, increasing compliance obligations and affordability pressures continue to shape landlord decision-making.
For landlords, this means choosing the right tenant has never been more important.
It is important to note that the “best” tenant is not always simply the first person to apply for the property or the person willing to pay the highest rent. Indeed, it is no longer possible to accept more than the advertised rental, so upward bidding from potential tenants is off the cards. The focus has shifted even further towards applicant suitability, stability and long-term plans for both parties.
Looking Beyond the Headlines
Recent industry news reports have suggested that rental income has continued to rise in many parts of the UK, reflecting the ongoing imbalance between rental supply and tenant demand. Yet, behind the headlines, many landlords are facing increasing costs, much tighter regulation and growing concerns around arrears, tenancy management and how to get the property back if there is an issue.More landlords are recognising that consistency, communication and reliable tenants are often worth far more in the long run. A stable, well-managed tenancy with good communication and reliable rent payments will often prove far more valuable over time, than securing a tenancy with the first person to show interest, or choosing the applicant with the highest offer at the outset.
Timing Still Matters
One of the first considerations when assessing tenancy applications is timing.A tenant whose proposed move date aligns well with our landlord’s circumstances really helps to minimise void periods and the cost involved with having a rental property vacant. In some cases, a slightly lower offer from a tenant ready to proceed at the optimum time may make considerably more sense than waiting weeks for another applicant. But, you will still need to carry out due diligence, another 2 week empty might be a god-send, if you pick unwisely!
With running costs continuing to increase, many landlords are placing greater importance on keeping good tenants long term and avoiding unnecessary gaps between tenancies.
Understanding the Tenant Behind the Application
Good tenant selection is about much more than whether they can afford the rent.Understanding why somebody is moving, how long they remained in their previous property, and what their longer-term plans look like, can provide valuable insight into the likely stability of the tenancy.
For example:
- Are they relocating permanently for work? + What would happen if that employment ended, would they stay?
- Are children going to enrol in local schools? + Check that they aren’t just using the address to get into the right catchment area.
- Are they looking for a long-term family home?
- Have they demonstrated a strong rental history in the past?
That mindset can make a significant difference over the life of a tenancy.
Referencing and Affordability Remain Essential
The Renters’ Rights Act has increased the importance of robust referencing and affordability assessments.Possession processes are now much more structured, under the new legislation, and the old “no fault eviction” process has gone, preventative management is becoming increasingly important. Careful affordability checks, clear communication and thorough referencing can help reduce risk before a tenancy begins. Keep in mind, however, that this is all just a snapshot of the tenant’s life on that day, things do change, so it’s important to keep the lines of communication open throughout the tenancy.
Professional management also plays an important role in identifying potential concerns early, supporting both landlords and tenants throughout the tenancy and helping to resolve issues before they escalate into something more tricky to navigate.
The Value of Experienced Guidance
The Surrey lettings market continues to evolve, and landlords are increasingly seeking experienced, measured and honest advice rather than reactive decision-making. At Wills & Smerdon, we have always believed that choosing the right tenant is about much more than price alone. Good communication, careful management and long-term stability are often what make a tenancy truly successful.It is important to us to truly understand the priorities of both our landlords and tenants, so that we can help our clients make informed decisions that support sustainable, well-managed tenancies for years to come. So, if you would like advice on letting your property in our location or understanding how the Renters’ Rights Act 2025 may affect you, our experienced lettings team are here to help.
☎️ 01483 281010