Thinking of renting in Surrey?

10^th February 2026

The Renters’ Rights Act 2026: What It Means for Tenants Renting in Surrey

The Renters’ Rights Act marks one of the biggest shifts in the UK private rented sector in decades. Due to come into force on 1st May 2026, the legislation is designed to give tenants greater security, clearer rights, and fairer treatment — while requiring landlords to meet higher standards.

If you’re planning to rent in Surrey, whether you’re already living in England or an ex-pat returning to England, understanding these changes is essential before you begin your rental search. Below, we break down the key headlines and what they mean for tenants and landlords alike.

No more fixed term tenancies

One of the most significant changes under the Renters’ Rights Act is the abolition of fixed-term tenancies. All new tenancies will become periodic tenancies, which will allow Tenants to give 2 months notice, in line with the rent due date, at any time. Tenants will no longer be locked into a longer tenancy.

This added flexibility is especially beneficial for anyone relocating, including those who are returning to England after living abroad or navigating an uncertain timeline.

Section 21 ‘no fault’ evictions will be abolished

This means that Landlords will only be able to give notice to their Tenant when they have a specific reason under the possession grounds. There will be stricter rules for regaining possession, with longer notice periods for Landlords. The Tenancy will only end if the Tenant choose to leave, or if the Landlord has a valid reason. This change provides much-needed stability for tenants renting longer term.

Changes to notice periods for Landlords and Tenants

During the periodic tenancy, tenants will be able to give 2 months notice at any time, in line with the rent due date. However, landlords will need to give their tenants 4 months notice, if they are looking to move back into the property or sell. If a landlord needs to regain possession using one of the specific grounds for possession, then the notice period will vary depending on which ground is used.

This change to notice periods is particularly reassuring for families and professionals looking to settle when they rent in Surrey.

Rent increases will be limited

Landlords will only be able to increase rents once a year, which will be in line with market value. Landlords must serve their tenants with notice, to inform them of the rent increase, which must be served at least 2 months prior to the proposed rent increase. If a tenant believes a proposed increase is excessive, they will have the right to challenge it via a tribunal — preventing sudden or unfair rent hikes.

Rental bidding will be banned

Landlords and Agents will have to include a specific price when advertising the property, and will not be allowed to accept an offer that is higher than the advertised rent.

This brings greater transparency to the market and makes it easier for tenants to budget — particularly helpful for those unfamiliar with the UK market, such as expats looking to find a rental.

No discrimination

Landlords will not be able to discriminate against tenants, for example if they have children or are on benefits. Landlords will also not be able to unreasonably refuse a pet, unless there are reasonable reasons which would prevent a pet in the property.

This opens up more options for families and returning expats who may previously have struggled to secure a rental.

Landlords will not be able to accept rent in advance

Rent in advance is commonly used at the moment to offer security to a Landlord, should references not be straightforward, for example. However, under the Renters’ Right Act, Landlords will no longer be able to accept rent in advance.

Ultimately, with the introduction of the Renter’s Rights Act, tenants will have more control and certainty over their Tenancy, and higher standards will need to be upheld by Landlords.