Guildford Landlord Compliance 2026 — Renters' Rights Act, HMO Licensing and Surrey Obligations

Renters' Rights Act 2025 — England-wide obligations from 1 May 2026

All Guildford private landlords must comply with these national changes from 1 May 2026:

• Section 21 abolished: No-fault eviction notices served on or after 1 May 2026 are unlawful. All possession must use Section 8 with a statutory ground from the revised Schedule 2
• Periodic Assured Tenancy Agreement required: All new tenancies from 1 May 2026 must use a PAT-compliant agreement. Fixed-term ASTs are no longer available for new private residential lettings in England
• Awaab's Law in force: Mandatory statutory timeframes for responding to, investigating, and repairing damp, mould, and other HHSRS hazards
• Information Sheet obligation: Every landlord with an existing tenancy as at 1 May 2026 must deliver the official RRA 2025 Information Sheet to every named tenant by 31 May 2026. Penalty: up to £7,000 per tenancy
• Pet request right: Tenants on PATs have the right to request a pet. Landlords must respond in writing within 42 days or consent is deemed given
• Civil penalties up to £40,000: The RRA 2025 increases maximum civil penalties for PRS non-compliance to £40,000 per offence for repeated breaches
• Rent increase via Section 13 only: Rent on a PAT can only be raised via formal Section 13 notice (Form 4A) giving 2 months' advance notice. Contractual rent-review clauses are unenforceable

Guildford Borough Council licensing

Guildford's licensing regime is limited to mandatory national HMO licensing. Understanding what is and is not required protects landlords from unnecessary compliance spend and inadvertent breaches.

• Mandatory HMO licensing: All properties in Guildford occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004. This applies borough-wide
• No selective licensing: Guildford Borough Council does not currently operate a selective licensing scheme covering standard private lets. There is no requirement for a licence simply because a property is rented in Guildford
• No additional HMO licensing: Smaller HMOs (3–4 occupants) do not require an additional licence in Guildford as of June 2026. The national mandatory threshold of 5+ occupants applies
• Student HMOs near University of Surrey: Landlords with student HMOs near the Stag Hill campus should confirm current mandatory licensing requirements with the council before letting — dense student concentrations sometimes trigger additional licensing reviews
• HMO licence conditions: Where mandatory HMO licensing applies, conditions cover minimum room sizes (6.51 m² single, 10.22 m² double), fire detection grade, emergency lighting, and gas and electrical safety certificate requirements
• No-licence consequences: Operating an unlicensed mandatory HMO is a criminal offence. Civil penalties of up to £30,000 apply. Unlicensed landlords cannot rely on Ground 8 (rent arrears) for possession and face rent repayment order exposure of up to 12 months' rent

Section 8 possession in Guildford post-May 2026

With Section 21 abolished, Guildford landlords relying on possession must use Section 8 and establish a statutory ground. Key grounds and notice periods:

• Ground 1A (selling the property): 4 months' notice; 12-month re-letting ban after possession. Cannot be used in the first 12 months of the tenancy
• Ground 1 (own occupation): 4 months' notice; 12-month re-letting ban. Landlord or close family member moving in as principal home
• Ground 7A (anti-social behaviour): Immediate notice to 4 weeks depending on severity of ASB conviction or closure order
• Ground 8 (rent arrears — 3 months+): 4 weeks' notice. Tenant must be at least 3 months in arrears at both the date of notice and the hearing date. A mandatory ground
• Ground 8A (persistent arrears): New under RRA 2025; applies where rent has been 2+ months in arrears on 3 separate occasions in the preceding 3 years. 4 weeks' notice. Discretionary
• County Court process: After serving a valid Section 8 notice (Form 3A) and waiting for the notice period to expire, apply to the County Court using Form N5B. Guildford cases are heard at Guildford County Court, Mary Road

Awaab's Law — damp, mould and HHSRS hazards

Awaab's Law, extended to the private rented sector by the Renters' Rights Act 2025, imposes mandatory hazard response timeframes for all landlords including those in Guildford:

• Emergency hazards: Must be investigated within 24 hours and emergency works begun within 24 hours of investigation
• Damp and mould: Must be investigated within 14 days; remediation works must begin within 7 days of the investigation report
• Other non-emergency HHSRS hazards: Investigation within a reasonable time; works completed within 10 weeks
• Failure to comply: Tenants can complain to the Private Rented Sector Ombudsman, local authority Environmental Health, or apply to the First-tier Tribunal (Property Chamber)
• Guildford housing stock: Guildford includes substantial older Victorian and Edwardian terraced housing stock, particularly in areas such as Onslow Village and Stoke, which can be susceptible to damp. Pre-let HHSRS surveys are advisable for older stock

Guildford rental market — key facts for landlords

Guildford's private rented sector characteristics to factor into compliance and investment planning:

• Professional commuter demand: 35-minute trains to London Waterloo make Guildford one of the most desirable commuter bases in Surrey. Tenant demand from young professionals and executives is consistently strong, with low void rates and stable tenancies
• University of Surrey: Approximately 16,000 students at the Stag Hill campus create significant demand for private HMO accommodation, particularly in Onslow Village, Stoke Road, and Artillery Road areas
• Compressed yields: Average gross buy-to-let yields in Guildford are 3–5% due to high property purchase prices. HMO and student properties near the university can achieve higher yields (5–8%) but require HMO licensing compliance
• High tenant quality: Guildford's professional workforce and proximity to major employers including Philips, Hays Recruitment, and the University of Surrey itself supports a highly creditworthy tenant base
• Tight supply: Guildford's Green Belt constraints significantly limit new housing development, keeping supply tight and supporting rental values above the UK average

Compliance documents required for Guildford landlords 2026

Every private landlord letting a property in Guildford must ensure the following documentation is in order:

• Periodic Assured Tenancy Agreement: All new tenancies from 1 May 2026 require a PAT-compliant tenancy agreement
• Energy Performance Certificate (EPC): Minimum EPC Band E to let legally. Band C target expected from 2030. Must be given to prospective tenants before agreeing a tenancy
• Gas Safety Certificate (CP12): Annual inspection by Gas Safe registered engineer. Copy to new tenants before move-in; to existing tenants within 28 days of renewal
• Electrical Installation Condition Report (EICR): Every 5 years. Copy to tenants before tenancy begins or within 28 days of the report
• Smoke and CO alarms: Working smoke alarm on every floor; CO alarm in every room with a gas appliance or open fire. Test at start of each tenancy
• How to Rent guide: Current government version served on new tenants at tenancy start
• Information Sheet: RRA 2025 Information Sheet served on all existing tenants by 31 May 2026

Frequently asked questions