The Renters’ Rights Act 2025 is now moving from legislation to implementation.

From 1 May 2026, the first phase of tenancy and letting reforms will come into force. While much of the public discussion has focused on the abolition of Section 21 and the move to periodic tenancies, for landlords the real impact lies in how day-to-day processes must adapt.

At Wills & Smerdon, we have spent the past several months reviewing our systems, documentation and procedures to ensure our landlords are fully prepared.

This month, we have updated our comprehensive Landlord Guide, which will cover all of our work with you for the biggest transition in the private rental sector since 1988.
You can download the guide here:

Landlord Guide

Below, we outline the key practical changes and how we are managing them on your behalf.

1. The End of Section 21 and the Move to Periodic Tenancies

From 1 May 2026:

Section 21 “no fault” evictions will be abolished.
Fixed-term assured shorthold tenancies will be replaced with open-ended assured periodic tenancies.
Possession will only be possible under revised statutory grounds.

This shifts the emphasis firmly onto:

Careful tenant selection
Clear documentation
Ongoing property management
Proper handling of rent arrears and breaches

Our referencing procedures, tenancy documentation and compliance tracking have already been reviewed in preparation for this change.
Where possession is required in future, it will need to be handled correctly and professionally under the revised Section 8 grounds.
As ARLA Propertymark members, we remain fully up to date with the detailed guidance as it is published.

2. Rent Increases: A More Structured Approach

From May 2026:

Rent increases will be limited to once per year.
Increases must follow the revised Section 13 procedure.
A minimum notice period of two months will apply.

This makes accurate rent assessment even more important.
For fully managed landlords, we already conduct rent reviews as part of our ongoing service.
Under the new framework, this will become a formalised and carefully documented process.

Local knowledge will be essential. Market conditions in the Horsleys, Ripley, Send and surrounding villages can differ significantly from national averages. Setting rent correctly from the outset will reduce the need for adjustment later.

3. Restrictions on Upfront Payments

The Act restricts the amount that can be requested in advance before a tenancy begins.
This means:

Clear pre-tenancy communication
Proper structuring of initial payments
Robust documentation

Our tenancy progression procedures have been reviewed to ensure compliance with the new requirements from day one.

4. Rental Bidding and Advertising Transparency

The practice of encouraging or accepting offers above the advertised rent will be prohibited.
At Wills & Smerdon, we have always operated on a transparent pricing basis.
Properties are marketed at a fair and considered figure, supported by comparable evidence.
This approach aligns naturally with the new legislation and avoids reputational risk.

5. Written Information Requirements

For new tenancies from 1 May 2026, prescribed written information must be provided.
For existing tenancies with written agreements, landlords must supply the government’s “Information Sheet” by 31 May 2026.

This is an administrative change that could easily be overlooked by self-managing landlords.
For our managed portfolio, this process will be coordinated and tracked centrally.

6. Looking Ahead: Registration and Redress

The second phase of the Act will introduce:

A national PRS property registration database
A mandatory Landlord Ombudsman scheme

Although implementation will be phased from late 2026 onwards, landlords should begin ensuring:

Gas safety certificates are current
Electrical reports are valid
EPC ratings meet minimum standards
Records are organised and accessible

Our management software already maintains digital compliance records, positioning our landlords well ahead of the registration requirements.

7. Why Systems Matter More Than Ever

With over 150 pieces of legislation affecting residential letting, the private rented sector has become increasingly technical.

The updated guide outlines:
Electrical and gas safety obligations
Smoke and carbon monoxide alarm requirements
EPC standards and proposed future changes
Deposit handling
Tax considerations
Overseas landlord requirements
Insurance and licensing

As noted in the guide, failure to comply with certain obligations can result in significant civil penalties or restrictions on possession rights.
The regulatory direction of travel is clear: greater documentation, greater accountability and stronger enforcement powers for local authorities.
This is precisely why professional management is becoming more valuable.

Our Approach in Surrey

Since 1933, Wills & Smerdon have operated as an independent agency rooted in the local community.
Our lettings team, led by Sara Grey, has over 30 years’ industry experience.
We manage our portfolio in-house, carry out regular property visits and work with trusted contractors who understand the importance of timely and cost-effective maintenance.

The forthcoming changes do not alter our core philosophy:

Careful tenant selection
Meticulous referencing
Structured documentation
Clear communication
Regular review

What they do reinforce is the importance of experience and careful administration.

Download Our Updated Landlord Guide

We have updated our Landlord Guide (January 2026 edition) to reflect the Renters’ Rights Act 2025 roadmap and the phased implementation timetable. The guide provides a detailed overview of:

The Phase 1 changes from 1 May 2026
Future registration requirements
Compliance checklists
Service levels and fee structure

You can download the guide here:

Landlord Guide

Considering Letting in 2026?

If you are reviewing your portfolio, planning to let for the first time, or considering switching to professional management ahead of the May reforms, we would be pleased to arrange a confidential market appraisal.
Our advice is always practical, measured and tailored to your property. Please contact our East Horsley office on 01483 284141 to speak with our lettings team.