What Surrey Landlords Must Do Before the Renters’ Rights Act 2026

The lettings landscape is about to change significantly. If you’re a landlord in Surrey, whether you manage one property in Guildford or a small portfolio across Woking and Reigate, the Renters’ Rights Act is something you cannot afford to ignore.

At Heighton Ltd, we’re already helping landlords across the South East prepare.

Here’s what you need to know – and do – before the legislation takes effect.

What Is the Renters’ Rights Act?

The Renters’ Rights Act is a landmark piece of legislation that fundamentally changes the relationship between landlords and tenants in England. Its headline measures include:

• The abolition of Section 21 ‘no-fault’ evictions

• Stronger grounds for Section 8 possession where landlords have a genuine cause

• A new Decent Homes Standard applied to the private rented sector

• A mandatory Property Portal where landlords must register their properties

• Restrictions on rent increases – limited to once per year and subject to challenge

• Stronger protections against discriminatory ‘no DSS’ or ‘no pets’ policies

Many of these changes are already in motion. Landlords who leave compliance to the last minute risk financial penalties, difficulty recovering possession, and reputational damage.

1. Audit Your Tenancy Agreements Now

If you’re still using older Assured Shorthold Tenancy (AST) agreements, they’ll need to be reviewed. Fixed-term tenancies will be phased out under the new Act and replaced by periodic tenancies from the outset. Your agreements need to reflect this – and clearly set out the grounds on which you can seek possession.

Renters Rights Act landlord compliance starts here: make sure every document you issue is legally sound and up to date.

2. Register on the New Property Portal

The government is introducing a new digital Property Portal – a central register of private landlords and their properties. Failure to register will not only expose you to fines but could also prevent you from legally serving notice on tenants.

We can help you prepare the information you’ll need and ensure your records are accurate and submission-ready.

3. Carry Out a Decent Homes Compliance Check

The Decent Homes Standard will, for the first time, apply to private rentals. This means your properties must meet minimum standards covering:

• Structural integrity and freedom from serious disrepair

• Modern heating systems and effective insulation

• Up-to-date kitchens and bathrooms

• Freedom from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)

For many Surrey landlords, this will mean commissioning surveys, arranging works, and keeping a detailed paper trail of actions taken.

4. Review Your Rent Review Process

Under the new Act, landlords will be permitted to increase rent only once per year, and tenants will have the right to challenge increases they consider above-market. This makes your rent review process – including how you communicate increases, how much notice you give, and how you evidence market comparables critically important.

Poor administration here could result in a rent tribunal ruling against you, capping your income at a level below what the market would otherwise support.

5. Get Your Compliance Records in Order

Renters' Rights Act landlord compliance isn’t just about what you do; it’s about what you can prove. Councils and tribunals will want to see evidence of:

• Valid Gas Safety Certificates (annually)

• Electrical Installation Condition Reports (every 5 years)

• Energy Performance Certificates (EPC)

• Deposit protection compliance

• How to Rent guides are issued at the correct time

• Legionella risk assessments when appropriate

If your record-keeping is scattered across emails, paper files, and spreadsheets, now is the time to centralise it.

How Heighton Ltd Can Help

We provide virtual administration and compliance support to landlords across Surrey without the cost of a full-time property manager. Our services include compliance audits, document management, rent review administration, and ongoing monitoring of regulatory changes.

📌 Not sure where your compliance gaps are? Book a free Admin Health Check with Heighton Ltd and let us help you get ahead of the Renters’ Rights Act before it’s too late. Visit heightonltd.co.uk to get started.