Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
- Section 21 abolished — possession via Section 8 only with a statutory ground
- Periodic Assured Tenancy Agreement required for all new tenancies from 1 May 2026
- Awaab's Law in force — mandatory timeframes for damp, mould, and HHSRS hazard repairs
- Information Sheet must be served on all existing tenants by 31 May 2026
- Pet request right — respond in writing within 42 days or consent is deemed given
- Civil penalties up to £40,000 per offence
- Rent increases via Section 13 Form 4A only — once per year maximum
Walsall Council selective and additional licensing
Walsall Council operates selective licensing in designated wards (requiring a licence for every privately rented property, not just HMOs) and an additional HMO licensing scheme covering 3–4 occupant HMOs. Mandatory national HMO licensing also applies for 5+ occupant properties. Check the Walsall Council licensing portal with your property postcode. Operating without a required licence carries fines up to £30,000 and rent repayment order exposure.
Awaab's Law and Walsall's Victorian housing stock
Walsall's predominantly Victorian and Edwardian terraced stock carries high damp and mould risk. Acknowledge every report in writing, investigate within 14 days for non-emergency hazards, repair at root cause within the statutory period. Emergency hazards require 24-hour response. Proactive inspections under selective licensing conditions are an opportunity to identify and remediate before tenant reports trigger Awaab's Law obligations.
Sources
This guide is accurate as at 31 May 2026. It is provided for information purposes only and does not constitute legal advice.