Cambridge City Council operates a proactive HMO licensing programme. Mandatory HMO licensing applies nationally to properties with 5 or more occupants from 2 or more households. Cambridge City Council also operates an additional HMO licensing scheme and has operated selective licensing in designated wards. The Renters' Rights Act 2025 creates a national compliance layer from 1 May 2026: Section 21 is permanently abolished, all new tenancies must use Periodic Assured Tenancy Agreements, civil penalties reach up to £40,000 per offence, and landlords with existing tenancies must serve the RRA 2025 Information Sheet on all tenants by 31 May 2026.
Cambridge's private rented sector is a mix of Victorian terraced housing in the inner wards (Mill Road, Romsey, Petersfield) and larger post-war and new-build stock in outer Cambridge. The age and density of housing in inner Cambridge wards means Awaab's Law obligations are practically significant for many landlords. Cambridge City Council's housing standards team has historically taken a firm approach to unlicensed HMOs and housing hazards.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
The following apply to all private landlords in England, including Cambridge, from 1 May 2026:
- Section 21 abolished: No-fault eviction notices are unlawful for any tenancy from 1 May 2026. Possession requires a Section 8 notice citing a statutory ground under the revised Housing Act 1988 Schedule 2
- Periodic Assured Tenancy Agreement required: All new tenancies from 1 May 2026 must use a Periodic Assured Tenancy (PAT) Agreement. Fixed-term ASTs are abolished for new grants. Student landlords can use Ground 4A for academic-year possession
- Awaab's Law in force: Mandatory statutory timeframes apply for responding to, investigating, and repairing damp, mould, and HHSRS hazards. Cambridge's Victorian terraced stock in Mill Road and Romsey carries elevated hazard risk
- Information Sheet obligation: All landlords with existing tenancies as at 1 May 2026 must serve the Renters' Rights Act Information Sheet on every named tenant by 31 May 2026. Penalty: up to £7,000 per tenancy. Non-service prevents reliance on Grounds 1 and 1A
- Pet request right: Tenants on PATs may request a pet. Landlords must respond in writing within 42 days; no response is deemed consent
- Civil penalties up to £40,000: The RRA 2025 raised the maximum civil penalty from £30,000 to £40,000 per offence
- Rent increase via Section 13 only: Rent on a PAT can only be raised using a Section 13 notice and Form 4A. Contractual rent-review clauses in PAT agreements are unenforceable
Cambridge City Council HMO and property licensing
Cambridge City Council operates an active HMO licensing programme covering much of the city's shared housing stock:
- Mandatory HMO licensing: Any property with 5 or more occupants from 2 or more separate households requires a mandatory HMO licence under the Housing Act 2004. This applies nationally. Cambridge has extensive mandatory-licensing HMO stock in Romsey, Petersfield, and around Anglia Ruskin University's East Road campus
- Additional HMO licensing: Cambridge City Council operates an additional HMO licensing scheme covering smaller HMOs (3–4 occupants from 2+ households) in designated areas. Verify whether your property falls within the scheme using the council's licensing portal
- Selective licensing: Cambridge City Council has operated selective licensing in designated wards. Check the council's licensing map with your property's postcode before letting
- HMO licence conditions: Cambridge HMO licences impose conditions on room sizes, fire safety equipment (inter-connected alarms, fire doors), annual gas safety certificate (CP12), and 5-yearly EICR. Conditions also specify maximum occupancy
- Operating without a required licence is a criminal offence. Civil penalties up to £30,000 apply (up to £40,000 for RRA offences). Tenants can apply for a Rent Repayment Order covering up to 12 months' rent
Cambridge student landlords — Ground 4A in 2026
The University of Cambridge (24,000 students) and Anglia Ruskin University (36,000 students) generate intense HMO demand across CB1–CB5. From May 2026, the legal framework for student lets changes fundamentally:
- No more fixed-term student ASTs: All new student tenancies from 1 May 2026 must use Periodic Assured Tenancy Agreements. The fixed-term academic-year student AST is abolished for new grants
- Ground 4A possession: Cambridge student HMO landlords can recover possession at the end of the academic year using Ground 4A, provided the property is occupied wholly or mainly by full-time students and at least 2 months' notice is served within the statutory notice window
- Ground 4A errors (incorrect timing, missing notice, or service failures) invalidate the notice. Use correctly drafted notices and retain proof of service
- College-affiliated housing managed directly by Cambridge University colleges is typically not private rented housing for RRA 2025 purposes — check the legal basis of any college arrangement
- Private landlords letting to Cambridge University or Anglia Ruskin students must use PAT Agreements and Ground 4A — college affiliation does not create an exemption for private sector landlords
Awaab's Law — Cambridge landlord obligations
Cambridge has significant Victorian terraced housing in inner wards including Mill Road, Romsey, and Petersfield. Solid-wall construction carries elevated damp and mould risk. Awaab's Law creates mandatory repair timeframes from 1 May 2026:
- Emergency hazards: Begin investigating and start emergency repairs within 24 hours of a tenant report
- Urgent hazards (damp, mould, cold): Investigation completed and repair plan issued within the statutory period; full remediation within the second statutory period
- Non-emergency hazards: Written response to a tenant complaint within 14 days
- Cambridge City Council's housing standards team can issue improvement notices and civil penalties under HHSRS powers without court proceedings
- Cambridge landlords should carry out pre-let damp surveys on solid-wall Victorian terraced stock and document all hazard reports, inspection visits, and repair completions in writing
Cambridge landlord compliance checklist 2026
Key compliance requirements for Cambridge landlords:
- Check whether your property requires mandatory, additional, or selective licensing using Cambridge City Council's postcode checker
- Obtain or renew any required licence before it expires
- Use a Periodic Assured Tenancy Agreement for all new tenancies from 1 May 2026
- Serve the RRA 2025 Information Sheet on all existing tenants by 31 May 2026
- Ensure a valid EPC (minimum E rating) is in place
- Hold a current Gas Safety Record (CP12, annual) and EICR (5-yearly)
- Respond to any damp, mould, or repair reports within Awaab's Law timeframes — keep written records
- Use Section 13 Form 4A for any rent increase on a PAT
- Use Section 8 with the correct statutory ground for any possession action — Section 21 is permanently abolished
Frequently asked questions
Does the Renters' Rights Act apply to Cambridge landlords?+
Yes. Cambridge is in England (Cambridgeshire) and all Renters' Rights Act 2025 provisions apply from 1 May 2026. Section 21 is permanently abolished. All new tenancy agreements must be Periodic Assured Tenancies. Rent increases require Section 13 Form 4A. Existing tenants must have received the Information Sheet by 31 May 2026. Civil penalties reach up to £40,000.
Does Cambridge City Council operate additional HMO licensing?+
Cambridge City Council operates an additional HMO licensing scheme covering smaller HMOs in designated areas, in addition to mandatory licensing for 5+ occupant HMOs that applies nationally. Many shared houses in inner Cambridge require a licence. Use Cambridge City Council's postcode checker to confirm which licences apply to your property before letting.
Can Cambridge student landlords still offer fixed-term tenancies in 2026?+
No. Fixed-term Assured Shorthold Tenancies are abolished from 1 May 2026. All new student tenancies must use Periodic Assured Tenancy Agreements. Academic-year possession is achieved through Ground 4A, which requires at least 2 months' notice within the statutory window. Ground 4A is only available for dwellings occupied wholly or mainly by full-time students.
What are the HMO room size requirements for Cambridge?+
HMO licence conditions in Cambridge require minimum room sizes consistent with national standards and Cambridge City Council's additional requirements. The national minimum is 6.51 m² for a single adult sleeping room and 10.22 m² for a room shared by two adults. Confirm the exact conditions in your HMO licence document, as Cambridge City Council may impose higher standards as a licence condition. Non-compliance with licence conditions is an offence.