Blackpool's private rented sector is unusually large, with a high proportion of housing in multiple occupation and a significant concentrations of low-income renters in the inner areas around North Shore, Bloomfield, and parts of South Shore. Blackpool Council has been an active user of selective licensing powers and has run extensive schemes across the borough.
From 1 May 2026, the Renters' Rights Act 2025 adds a further layer to Blackpool's compliance requirements. Section 21 is abolished, Periodic Assured Tenancy Agreements replace fixed-term ASTs for all new lettings, and Awaab's Law applies to the private sector — a significant change given Blackpool's substantial stock of older, damp-prone housing.
Renters' Rights Act 2025 — England-wide changes from 1 May 2026
All Blackpool 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 now proceed via Section 8 using one of the revised Schedule 2 grounds
- 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 apply for responding to, investigating, and repairing damp, mould, and other HHSRS hazards. Blackpool's older housing stock creates significant exposure
- Information Sheet obligation: Every landlord with an existing tenancy as at 1 May 2026 must have delivered 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 to £40,000 per offence
- Rent increases via Section 13 only: Rent on a PAT can only be raised via a formal Section 13 notice (Form 4A) giving 2 months' advance notice
Blackpool Council — selective licensing and HMO obligations
Blackpool Council has operated selective licensing schemes extensively across the borough. Landlords must verify current scheme designations before letting any property.
- Selective licensing: Blackpool Council has designated selective licensing areas covering significant portions of the inner town. In designated areas, all private rented properties (not just HMOs) require a licence. Check Blackpool Council's current housing licensing map before letting any property in the borough
- Mandatory HMO licensing: All properties occupied by 5 or more people from 2 or more separate households require a mandatory HMO licence under the Housing Act 2004, regardless of location
- Additional HMO licensing: Blackpool Council may operate additional licensing schemes for smaller HMOs. Verify current scheme coverage with the council's housing enforcement team
- Licence conditions: All licensed properties must meet safety and management standards including valid EICR, gas safety certificate, working smoke and CO alarms, minimum room sizes, and appropriate fire detection
- Enforcement history: Blackpool Council has been one of England's most active enforcers in the PRS. Civil penalties, rent repayment orders, and criminal prosecutions have all been used. Compliance records are essential
- Unlicensed property consequences: Letting in a selective or HMO licensing area without a licence is a criminal offence. Penalties reach £30,000 and unlicensed landlords face rent repayment order exposure of up to 12 months' rent
Blackpool's buy-to-let market — compliance in a challenged market
Blackpool's high yields (often 9–12% gross) reflect both the affordability of stock and the higher risk profile of the market. Non-compliance is disproportionately expensive in this environment.
- High-yield, high-risk stock: Victorian and Edwardian terraces in central Blackpool represent the majority of PRS stock. These properties have elevated damp, mould, and structural risk. Awaab's Law obligations are especially significant for this stock type
- HMO concentration: Blackpool has a very high concentration of licensed HMOs and bedsits. Any landlord operating shared accommodation must ensure all licensing requirements are met and that HMO Management Regulations are followed
- Benefits tenants: A significant proportion of Blackpool tenants are in receipt of housing benefit or Universal Credit. Ground 8 (rent arrears) possession is blocked for unlicensed properties — licensing compliance is therefore critical for rent recovery
- Section 21 abolition impact: Section 21 was widely used in Blackpool's high-turnover market. With Section 21 abolished from 1 May 2026, all possession requires a valid Section 8 claim. Ensure all tenancy agreements are PAT-compliant before taking on new tenants
- Right to Rent: All landlords must conduct compliant Right to Rent checks before every tenancy starts, regardless of the tenant's background
Awaab's Law — Blackpool context
Blackpool has some of the oldest and most deteriorated private rented housing stock in England. Awaab's Law is particularly consequential here.
- Acknowledge every report in writing: All damp, mould, or HHSRS hazard reports must be acknowledged in writing. Verbal acknowledgment is not sufficient
- Investigate within 14 days: Non-emergency hazards must be inspected — with root cause identification — within the expected statutory period. Document all findings
- Repair the root cause: Condensation mould, penetrating damp, and rising damp each require different remedies. Painting over mould without addressing the cause will not satisfy Awaab's Law and leaves the landlord exposed
- Emergency hazards — 24 hours: Immediately dangerous conditions must be made safe within 24 hours of the tenant's report
- Documentation is critical: Blackpool Council's enforcement team is active. Maintain detailed written records of all hazard reports, investigations, repair instructions, and completion dates
Key documents Blackpool landlords need
LetSafe UK provides all required compliance documents for England landlords:
- Periodic Assured Tenancy Agreement (England): PAT-compliant tenancy agreement for all new Blackpool lettings from 1 May 2026
- Section 8 Notice (Form 3A): RRA 2025 compliant Form 3A — updated for all mandatory and discretionary grounds
- Section 13 Rent Increase Notice (Form 4A): The only lawful method of raising rent on a PAT — 2-month advance notice
- RRA 2025 Information Sheet: Required for all existing tenants by 31 May 2026. Serve immediately if outstanding
Frequently asked questions
Does Blackpool have selective licensing in 2026?+
Blackpool Council has operated selective licensing schemes across significant areas of the borough. All landlords must check the current designation map with Blackpool Council's housing enforcement team before letting any property. Letting in a designated area without a licence is a criminal offence.
What are the Awaab's Law obligations for Blackpool landlords?+
Under Awaab's Law, all private landlords in England — including Blackpool — must acknowledge damp, mould, or HHSRS hazard reports in writing, investigate within the statutory period (14 days for non-emergency hazards, 24 hours for emergencies), repair the root cause, and document the entire process. Blackpool's older stock makes these obligations particularly important.
Can I still use a Section 21 notice in Blackpool?+
No. Section 21 was abolished from 1 May 2026. Serving a notice purporting to be a Section 21 notice after that date is unlawful and can attract a civil penalty of up to £40,000. All possession from 1 May 2026 must use Section 8 Form 3A citing an appropriate Schedule 2 ground.
What is the penalty for running an unlicensed property in Blackpool?+
Letting a property in a licensing designation without a licence is a criminal offence carrying fines up to £30,000. Unlicensed landlords are also barred from using Ground 8 (rent arrears) for possession and face rent repayment order exposure of up to 12 months' rent per tenancy.