The Renters’ Rights Act 2025: What Surrey Landlords Need to Know Now
Tue 13 Jan 2026
Sara Grey, Lettings Manager
The Renters’ Rights Act 2025 is now law, following Royal Assent in late 2025. With implementation starting on 1st May 2026, landlords across Surrey need to take action now to stay compliant, avoid costly fines, and continue offering high-quality homes to tenants. From historic cottages in Shere to high-spec homes in Cobham and Woking, compliance is no longer optional - and local enforcement is about to get sharper.
✅ 1. Review Your Compliance
Ensure gas safety, EICR, and EPCs are current
Confirm smoke and CO detectors are in place and tested
Keep detailed inspection records, repair logs, and tenant communications
✅ 2. Understand Local Licensing
Check if your property needs an HMO or selective licence (even in areas like Guildford or Mole Valley)
Apply early - long delays could mean you're operating illegally without realising
✅ 3. Plan for Pets
You can no longer request a separate pet deposit - consider adjusting rent instead update tenancy agreements with clear, fair pet clauses.
If you are refurbishing your rental, consider hard-wearing flooring [not carpets], it will work out the most cost-effective in the long-run.
✅ 4. Communicate & Act Promptly
Small issues like leaks or damp can escalate fast
Councils will expect to see proof that you responded quickly and responsibly
✅ 5. Consider Professional Management
Navigating compliance, inspections, and tenant laws takes time - and mistakes are more expensive than ever.
A professional letting agent can help you:
✔️ Safety certificate tracking and renewals
✔️ Regular inspections and detailed reports
✔️ Compliance reviews
✔️ Tenant vetting and rent management
✔️ Handling council and legal documentation
We’re already working with landlords across East Horsley, Ripley, Effingham and beyond to prepare for the Renters’ Rights Act - and we’d love to support you too.
Call Sara or our lettings team on 01483 284141 to review your current setup and get Renters’ Rights Ready for 2026.
What the Renters’ Rights Act Means for Surrey Landlords
The Act introduces sweeping changes aimed at improving tenant rights and increasing council enforcement powers. Key provisions include:- Civil penalties of up to £40,000 for non-compliance
- Local authorities can now issue fines directly - no need for court prosecutions
- Tenants empowered to report issues without fear of eviction
- Rogue landlord database will become public
- Pet-friendly tenancy changes - no separate pet deposit allowed
- Clearer enforcement guidance for councils, even in less active areas
Why This Matters in Surrey
Historically, Surrey councils have taken a reactive rather than proactive approach to landlord enforcement - typically acting only after serious tenant complaints. But the Renters’ Rights Act changes that: Councils will keep the money from fines, giving them financial incentive to act. Higher property values and rents in areas like West Horsley, Esher, and East Horsley mean larger potential penalties. Even minor issues - like missing smoke alarms or licensing delays - could now carry major financial risk.What You Should Be Doing Right Now
For responsible landlords, this is a moment to tighten processes, not panic. Here’s your 2026 action plan:✅ 1. Review Your Compliance
Ensure gas safety, EICR, and EPCs are current
Confirm smoke and CO detectors are in place and tested
Keep detailed inspection records, repair logs, and tenant communications
✅ 2. Understand Local Licensing
Check if your property needs an HMO or selective licence (even in areas like Guildford or Mole Valley)
Apply early - long delays could mean you're operating illegally without realising
✅ 3. Plan for Pets
You can no longer request a separate pet deposit - consider adjusting rent instead update tenancy agreements with clear, fair pet clauses.
If you are refurbishing your rental, consider hard-wearing flooring [not carpets], it will work out the most cost-effective in the long-run.
✅ 4. Communicate & Act Promptly
Small issues like leaks or damp can escalate fast
Councils will expect to see proof that you responded quickly and responsibly
✅ 5. Consider Professional Management
Navigating compliance, inspections, and tenant laws takes time - and mistakes are more expensive than ever.
A professional letting agent can help you:
- Stay ahead of legal changes
- Avoid accidental non-compliance
- Maintain great tenant relationships
- Respond quickly to issues
- Protect your property, income, and reputation
How Wills & Smerdon Can Help
With decades of experience managing Surrey rentals, we know what compliance looks like - and how to make it simple. Our fully managed lettings service includes:✔️ Safety certificate tracking and renewals
✔️ Regular inspections and detailed reports
✔️ Compliance reviews
✔️ Tenant vetting and rent management
✔️ Handling council and legal documentation
We’re already working with landlords across East Horsley, Ripley, Effingham and beyond to prepare for the Renters’ Rights Act - and we’d love to support you too.
Call Sara or our lettings team on 01483 284141 to review your current setup and get Renters’ Rights Ready for 2026.