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What the Renters’ Rights Bill Could Mean for Surrey Landlords

Wed 15 Oct 2025

Update – 15 October 2025:
Parliament has now completed the final “ping-pong” stage of the Renters’ Rights Bill. The Lords accepted the Commons’ final wording, confirming that no separate pet deposit will be allowed and that local authority enforcement standards will be clarified in statutory guidance.  The Bill will now proceed to Royal Assent, becoming the Renters’ Rights Act 2025 within days or weeks. Implementation of the main reforms is still expected from early 2026.

So, what does this mean for landlords here in Surrey, where councils have historically been slower to take enforcement action compared with other parts of the country? And how could the new Bill change that? Let’s take a closer look.

The Current Picture in Surrey

Across Surrey, councils have been reluctant to prosecute landlords unless there’s a very serious breach.
  • A well-publicised case in Leatherhead saw landlords prosecuted following a fatal fire in an unlicensed HMO - a tragic reminder of the importance of compliance.
  • Analysis from Landlords Defence shows that most Surrey councils only take enforcement action after tenant complaints, rather than through proactive inspections.
  • In contrast, councils like Salford and many London boroughs have issued hundreds of thousands of pounds in fines in recent years.
For compliant landlords, this has meant relatively little risk of enforcement locally - but that could be about to change.

What the Renters’ Rights Bill Brings

The RRB introduces a series of measures that could reshape enforcement in Surrey and beyond:
  • Civil penalties over prosecutions: Councils won’t always need to go through lengthy and expensive prosecutions. Instead, they can issue fines directly, making enforcement faster and easier.
  • Harsher fines: Penalties will range from up to £7,000 for minor breaches to £40,000 for serious or repeat offences. That’s a big enough deterrent to make landlords take notice.
  • Financial incentives for councils: Local authorities will keep the money from fines. This could encourage Surrey councils to become more proactive in inspecting and penalising non-compliant landlords.
  • Tenant empowerment: Tenants will have stronger rights to report breaches without fear of retaliation, increasing the likelihood of complaints being made - and acted upon.
  • Greater transparency: The national “rogue landlord” database is likely to be opened to the public, adding reputational damage to the financial risks of non-compliance.

Why This Matters for Surrey Landlords

Until now, many landlords in Surrey may have assumed that enforcement was unlikely, unless a tenant raised a serious concern. But with:
  • Higher fines
  • Easier enforcement routes
  • And councils keep penalty revenue
…it’s likely we’ll see a step change in compliance activity.
Properties in Surrey are often high-value and attract premium rents. That means the stakes are higher - both for landlords and for councils eager to demonstrate they’re protecting tenants.

Staying Ahead of Compliance

For responsible landlords, the message is clear: compliance isn’t optional. Here’s what you can do now to stay ahead:
  1. Check your licensing: HMOs and selective licensing schemes must be up to date.
  2. Stay on top of certificates: EPC, gas safety, electrical inspections (EICR), smoke & CO alarms.
  3. Keep accurate records: inspections, maintenance, and tenant communications should all be documented.
  4. Deal with issues quickly: problems that seem minor at first can escalate fast:
  • A small leak can turn into damp, mould, or even structural damage.
  • A faulty socket or light fitting could pose an electrical fire risk.
  • Loose handrails or uneven steps can cause accidents, leading to legal claims as well as fines.
Councils will expect landlords to prove they acted promptly, delays could result in hefty penalties under new powers.
  1. Seek professional management: working with a knowledgeable letting agency, like Wills & Smerdon, means someone else is monitoring regulations and ensuring compliance so you have peace of mind, without lots of extra work!

How Wills & Smerdon Protects Landlords

At Wills & Smerdon, we pride ourselves on proactive property management. That means:
  • Ensuring every property is fully compliant before it goes to market.
  • Keeping track of new regulations that could affect you as a landlord.
  • Carrying out regular inspections to catch issues early.
  • Managing licensing, safety checks, and documentation.
  • Liaising with councils, contractors, and tenants on your behalf.
Our role is to give you peace of mind: protecting your investment, your reputation, and your income.

The Renters’ Rights Bill marks the start of a new era. For landlords in Surrey, it means the days of assuming councils “won’t take action” could soon be over.

If you’re already compliant, you have little to fear - in fact, you’re setting the standard for quality homes across the county. But if you’ve been cutting corners, the potential financial and reputational costs are about to rise sharply.

At Wills & Smerdon, we’re here to help you stay one step ahead. Contact our lettings team today to ensure your property is fully compliant - and protected against the risks of fines and enforcement.  Give Sara or the lettings team a call to discuss any issues you have with the up-coming legislation. 01483 284141.