The Renters’ Rights Act is the most significant overhaul of residential lettings legislation in a generation, and for landlords across Woking, the clock is already ticking. Whether you manage a commuter flat near Woking station in GU21, a family home in Knaphill, or a premium let in Horsell, these changes will affect how you let and manage and, if necessary, regain possession of your property.
Understanding what is changing — and acting now — is not just good practice. It is essential.
What the Renters’ Rights Act actually changes
At its core, the Renters’ Rights Act abolishes fixed-term assured shorthold tenancies (ASTs) and replaces them with periodic tenancies from day one. Every tenancy — new and existing — will roll on a monthly basis, with no fixed end date.
Alongside this, Section 21 no-fault evictions are being abolished entirely. Landlords will no longer be able to serve a Section 21 notice to regain possession without providing a specific reason. Instead, all possession claims must be made through the strengthened Section 8 grounds.
The Act also introduces a new Private Rented Sector Ombudsman, a decent homes standard for the private rented sector, and a property portal — a national register that all landlords will be legally required to join.
What this means for Woking landlords specifically
Woking’s lettings market has its own distinct character, and the Act’s impact will be felt differently depending on the type of property you let and where it sits within the borough.
High-turnover commuter lets near Woking station (GU21)
The GU21 postcode — particularly the streets within walking distance of Woking railway station — is home to a high concentration of one- and two-bedroom flats let to London commuters. Tenants in this area have historically valued the flexibility of fixed-term tenancies aligned to their working arrangements.
Under the new legislation, those fixed terms disappear. Tenancies will be periodic from the outset, meaning tenants can give two months’ notice to leave at any point after the first six months. For landlords managing commuter flats, this means void periods could become less predictable, making proactive tenant management and swift re-letting capability more important than ever.
Family homes in Goldsworth Park and Knaphill (GU21)
Landlords letting family homes in Goldsworth Park, Knaphill, and the surrounding residential streets tend to have longer-term tenants who value stability. For these landlords, the removal of Section 21 may feel less immediately disruptive — but it does change possession strategy significantly.
If a tenant falls into rent arrears or breaches the tenancy in a family home, you will now need to rely entirely on Section 8 grounds. The threshold for mandatory possession on rent arrears grounds (Ground 8) remains at two months’ arrears, but the process is more structured and requires careful documentation from the outset of the tenancy.
Premium lets in Horsell and St John’s (GU21)
Horsell and St John’s attract a professional demographic, often with higher rental values and longer tenancy durations. For landlords in these areas, the introduction of the Property Portal and the Decent Homes Standard will require attention.
The Decent Homes Standard — currently applied to social housing — will extend to the private rented sector under the Act. Landlords must ensure their properties meet defined standards for safety, structural integrity, and essential facilities. For older housing stock in parts of Horsell, this may prompt investment in upgrades before enforcement begins.
Landlords in Sheerwater and the GU22 postcode
The GU22 postcode, which covers areas including Pyrford and parts of Woking town centre, includes a mix of property types and tenant profiles. Landlords here – whether managing a single buy-to-let or a larger portfolio – will need to register on the new Property Portal once it launches. Failure to do so will carry financial penalties, and operating without registration could affect your ability to serve valid notices.
The new Section 8 grounds: What landlords must know
With Section 21 gone, Section 8 becomes the only route to possession. The Act strengthens and expands the existing grounds, including new mandatory grounds for landlords who wish to sell their property or move in a family member.
However, these grounds come with conditions. Landlords must have genuinely held intentions, serve correct notice periods, and in some cases wait defined periods before serving notice. For example, under the new rules, landlords wishing to sell must serve four months’ notice and cannot re-let the property for a set period after possession is granted.
Thorough record-keeping, correctly drafted tenancy agreements, and prompt action when issues arise are no longer optional — they are the foundation of a compliant lettings operation.
How to prepare: A practical checklist for Woking landlords
The transition to the new regime requires action across several areas. Here is where to focus your attention now.
Review your current tenancy agreements and ensure they are compliant with the incoming periodic tenancy framework. Any clauses referencing fixed terms will need to be updated.
Audit your properties against the Decent Homes Standard criteria. Identify any maintenance or safety works that may be required and address them proactively.
Register your intention to join the Property Portal as soon as it opens for registration. Early compliance removes the risk of penalties and demonstrates good faith to tenants and enforcement bodies.
Revisit your rent review strategy. Under the new Act, rent increases must follow a prescribed process with proper notice, and tenants will have the right to challenge increases through a tribunal.
Ensure your deposit is held in a government-approved tenancy deposit scheme and that prescribed information has been served correctly. This remains a prerequisite for serving any valid Section 8 notice.
Why working with an expert letting agent matters more than ever
Navigating legislation of this scale is genuinely complex — and the consequences of getting it wrong are significant, from financial penalties to losing the right to serve valid notices altogether.
Martin & Co Woking has been supporting local landlords through every major shift in lettings legislation for decades. As part of a national network with over 30 years of experience, managing more than 41,000 properties and letting 370 new properties every week, Martin & Co brings both the national expertise and the local knowledge that Woking landlords need right now.
Our team understands the Woking market at a neighbourhood level — from the commuter flat market around the station to the family let market in Goldsworth Park and the premium end in Horsell. We work with landlords managing a single property and those with substantial portfolios, providing the same level of compliance expertise and dedicated support to all.
Martin & Co. Woking’s premium managed service includes full compliance management, government-approved deposit protection, client money protection insurance, and access to guaranteed rental income and legal protection — giving you genuine peace of mind as the legislative landscape shifts.
Act now, not when it is too late
The Renters’ Rights Act is not a distant concern. The changes are real, they are coming, and proactive landlords in GU21 and GU22 who take steps now will be far better positioned than those who wait.
Whether you are a first-time landlord trying to understand your obligations, an experienced investor reviewing your portfolio strategy, or a landlord who has relied on Section 21 in the past and needs to understand the new possession landscape — Martin & Co Woking is here to help you navigate every step with confidence.
Book a free lettings review or rental valuation with Martin & Co Woking today. Our local team will walk you through exactly what the Renters’ Rights Act means for your specific property, your tenants, and your long-term letting strategy — with no obligation and no fuss.
Get in touch with Martin & Co. Woking branch directly to speak with a dedicated lettings expert who knows your area, understands your goals, and will work with you every step of the way.
