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Landlords across Surrey are preparing for one of the biggest shifts in property legislation in a generation. The Renters’ Rights Act is set to come into force in May 2026, replacing Section 21, changing the rules around rent increases, and introducing new standards around compliance, documentation, and tenant communication.
But with these changes on the horizon, it’s easy to feel like control is slipping away.
The Three Biggest Compliance Risks Landlords Will Face
1. Getting notice wrong under Section 8
Once Section 21 is abolished, all evictions will need to follow the stricter Section 8 process. That means:
- Choosing the correct legal ground
- Giving the correct notice period
- Serving the right version of the form
- Providing evidence, especially for discretionary grounds like rent arrears or anti-social behaviour
Even small errors can result in delays of months or lead to your case being thrown out entirely. What many landlords don’t realise is that even experienced agents sometimes miss details. That’s why it’s vital to have someone who lives and breathes these changes.
2. Meeting the new property standards
The Decent Homes Standard will become mandatory across the private rented sector. That means your property must:
- Be free from serious hazards
- Be in a reasonable state of repair
- Have reasonably modern facilities
- Provide a reasonable degree of thermal comfort
It’s not just about cosmetic improvements. Damp, mould, outdated kitchens or bathrooms, or poor insulation could all soon trigger enforcement. Local councils have increased their inspections, and Surrey boroughs in particular are preparing for tighter regulation.
Properties that don’t meet the standard may not be legally lettable, and fines could exceed £10,000. In severe cases, landlords could be barred from letting entirely until issues are resolved.
3. Paperwork gaps
The most common compliance failures we see in Surrey aren’t wilful, they’re accidental. Missing inspection reports, unsigned inventories, or out-of-date gas safety records can all lead to serious issues if a tenancy goes wrong. Under the new rules, landlords must keep full records, including proof of service.
The message is clear: if it isn’t written down, it didn’t happen. And in the eyes of the tribunal, even a minor oversight could cost you thousands in legal fees, lost rent, or compensation.
The Practical Impact of These Changes
Let’s say you have a tenant who stops paying rent. Under the proposed rules:
- You’ll need to wait three months before a mandatory eviction can be considered
- You must give four weeks’ notice using the new Section 8 format
- You’ll need to present full documentation (rent statements, inspection records, communications) to stand a chance in court
If your paperwork isn’t in order, or you’ve made a mistake on the form, you could be starting again from scratch.
This is why compliance and control go hand-in-hand. The more prepared you are now, the more secure your position will be once the new rules come into force.
It’s not just about evictions. Disputes over deposits, damage, or repairs can also escalate quickly if landlords don’t have the right records. Tenants will soon have easier access to the new Ombudsman, which can order landlords to compensate tenants even without going to court.
How To Stay in Control: Six Proactive Steps
1. Review your tenancy agreements
Ensure all current agreements are ready for the new rules. Fixed terms will effectively end, so make sure clauses around notice, inspections, and rent reviews are up to date. This is also a good time to update any outdated templates you may have relied on in previous years.
2. Set up a compliance calendar
Gas safety checks, EICRs, EPC renewals, and deposit scheme requirements all have different timelines. Create a calendar (or work with an agent who does) to stay ahead of expiry dates.
Set alerts or reminders at least a month in advance for each key deadline. That way, you have time to book contractors or chase certificates without last-minute pressure.
3. Conduct and document regular inspections
Aim for at least two inspections per year. Take dated photos, keep written reports, and log any repairs or tenant communications. These records can be crucial in disputes.
Follow up inspections in writing, even a short email summarising your findings and any agreed actions can help avoid miscommunication later on.
4. Avoid informal rent increases
Under the new rules, rent can only be increased once per year using a Section 13 notice. Tenants can challenge unfair increases at tribunal, so use evidence to support your review.
Referencing comparable local properties can support your case. If you work with a managing agent, ask for a rent review report with current market comparables in your area.
5. Stay up to date on legal changes
Surrey councils are preparing to enforce the new standards, and ignorance won’t be an excuse. Sign up for updates from landlord associations or use a managing agent who provides regular legal briefings.
Make it a habit to check for updates quarterly – laws around licensing, deposits, and property condition are changing faster than ever, and penalties are growing.
6. Consider full management if time is tight
If you’re abroad, time-poor, or unsure about the new regulations, a full management service may be worth the investment. It’s not just about convenience, it’s about protection.
A good agent will go beyond basic rent collection. They’ll document every inspection, handle legal notices correctly, and offer rent protection policies to mitigate risk.
How Chesterfield Gordon Supports Surrey Landlords
We specialise in prime property lettings across Surrey, working with landlords who value professionalism, discretion, and peace of mind.
Our Managed Service includes:
- Full compliance tracking for safety certificates, inspections, and renewals
- Professional rent reviews supported by local market evidence
- Tenant referencing and documentation that protects you in court
- Rent Guarantee that covers your income and legal costs in the event of arrears or eviction
- Personal contact with the business owners, not a call centre
We also help with:
- Drafting tenancy agreements that reflect the latest legal changes
- Ensuring deposit protection is correctly handled and documented
- Advising on works needed to meet the Decent Homes Standard
- Managing tenant disputes before they escalate
We understand that being a landlord isn’t your full-time job, but staying compliant is a full-time requirement.
Don’t Wait for Something to Go Wrong
The 2026 rental landscape will reward preparation, not reaction. Most issues we see could be avoided with clearer records, earlier action, or better support.
Whether you’re letting a single flat in Thames Ditton or managing a portfolio in Cobham, staying compliant doesn’t mean giving up control. In fact, the more structured your approach, the more confident you can be.
If you’d like to talk through your current setup or get help with a specific concern, we’re here to support you.
