Landlord Compliance Documents for Brighton & Hove Landlords

Brighton & Hove City Council Selective Licensing

Brighton & Hove City Council operates selective licensing in designated areas of the city. Under selective licensing, all private landlords letting residential properties in a designated area must hold a selective licence from Brighton & Hove City Council for each property before letting. Brighton & Hove's selective licensing has historically targeted areas with high concentrations of private rented housing, anti-social behaviour, or housing quality concerns.

Brighton & Hove selective licence applications require landlords to complete a fit and proper person declaration, providing details of any criminal convictions, civil penalties, previous licence refusals or revocations, and any Rent Repayment Orders made against them. The council checks the private rented sector and refers unlicensed properties to its housing enforcement team.

Selective licence conditions in Brighton & Hove typically include: use of a current tenancy agreement in the prescribed form; deposit protection in a government-approved scheme; current Gas Safety Record and EICR with copies to tenants; maintaining the property in good repair; and compliance with the council's tenant management and anti-social behaviour protocols.

Before marketing any Brighton or Hove property for rent, confirm with Brighton & Hove City Council whether selective licensing currently applies to that property's address. Designated area maps are published on the council website.

• Check current designations: Verify with Brighton & Hove City Council whether selective licensing applies to your specific property address before marketing
• Civil penalty up to £30,000: Operating without a required licence also enables tenants to apply for Rent Repayment Orders of up to 12 months' rent
• Fit and proper person: Declare all relevant enforcement history — Brighton & Hove checks the register against other enforcement databases
• Licence conditions compliance: Written tenancy agreement, deposit protection, current safety certificates, and management plan are standard conditions
• Monitor designations: Selective licensing areas can change when schemes are renewed or redesignated — check annually

Renters' Rights Act 2026 for Brighton Landlords

The Renters' Rights Act 2025 commenced on 1 May 2026 across England, applying to all Brighton & Hove landlords. The key changes are: fixed-term ASTs are abolished; all new Brighton tenancies must be Periodic Assured Tenancies; Section 21 no-fault possession is abolished; rent increases must use Section 13 Form 4A; and all existing tenants must receive the Information Sheet.

Every AST in force on 1 May 2026 automatically converted to a Periodic Assured Tenancy. For existing Brighton tenancies: the fixed-term end date no longer applies; Section 21 cannot be served; rent can only increase via Section 13; and tenants can end the tenancy by giving 2 months' written notice at any time.

Brighton has a high proportion of professional and young adult tenants, many of whom are well-informed about their rights. Civil penalties for Section 21 notices served after 1 May 2026 are up to £7,000. The Private Rented Sector Ombudsman provides a free dispute resolution route for tenants. Brighton landlords must ensure their tenancy documentation and management practices comply fully with the new regime.

Brighton's high average rents and active tenant advocacy organisations make compliance particularly important. The University of Brighton and University of Sussex student populations also create significant demand for student HMOs with their own specific Ground 4A possession considerations.

• Section 21 abolished — civil penalty up to £7,000 for serving a Section 21 notice after 1 May 2026
• New Brighton lets — Periodic Assured Tenancy Agreement required; Written Statement of Terms must be given at tenancy start
• Information Sheet — must have been served on existing tenants by 31 May 2026; serve immediately if outstanding
• Section 13 rent increases only — Form 4A with at least 2 months' notice; once per 12 months maximum
• Ground 4A for students — mandatory possession for full-time student lets; notice between 1 June and 30 September

HMO Licensing in Brighton & Hove

Mandatory HMO licensing applies nationally to properties with five or more occupants from two or more separate households. Brighton & Hove City Council also operates additional HMO licensing in designated areas, extending requirements to smaller shared properties. Brighton's significant student population and strong demand for shared professional accommodation mean a large proportion of the private rented sector falls within HMO licensing requirements.

Brighton & Hove's HMO licensing regime covers both the traditional student HMO market (around the universities and in areas such as Moulsecoomb, Patcham, and parts of central Brighton) and the professional house-share market (more prevalent in areas such as Hove, Kemptown, and the North Laine area). Landlords must check both mandatory and additional licensing requirements for their specific property.

Brighton & Hove HMO licence applications require: a property management plan; Gas Safety Record; EICR; fire safety documentation (alarm test logs, fire risk assessment); room size records; deposit protection evidence; and proof of ownership. Brighton & Hove City Council carries out property inspections as part of the licensing process.

Brighton & Hove has active housing enforcement and a strong tenant advocacy sector. HMO licensing non-compliance is likely to be detected — either through council enforcement or through tenant referrals to the council's housing team.

• Mandatory HMO licensing: Properties with 5+ occupants from 2+ households — applies to a substantial proportion of Brighton's shared housing
• Additional HMO licensing: Brighton & Hove's additional scheme covers smaller shared properties in designated areas — check if your 3 or 4-person property is covered
• Inspection required: Brighton & Hove City Council inspects properties as part of the HMO licence application
• Room sizes: Minimum 6.51 sq m per adult — measure and document all bedrooms before applying
• Active enforcement: Brighton & Hove has a proactive housing enforcement team and strong tenant advocacy organisations

Brighton Student Landlord Compliance

Brighton is home to the University of Brighton and the University of Sussex (based in Falmer, at the city boundary). Together they bring approximately 37,000 students to the area, generating significant student HMO demand in areas including Moulsecoomb, Bevendean, and parts of central Brighton.

From 1 May 2026, Brighton student landlords must use Periodic Assured Tenancy Agreements for all new student lets. Ground 4A provides academic-year possession certainty: the landlord can serve a Section 8 notice between 1 June and 30 September where all named tenants are full-time students at the time of service.

Most Brighton student houses with five or more occupants require a mandatory HMO licence from Brighton & Hove City Council. Three and four-person student properties may also require an additional HMO licence in designated areas. Brighton's additional licensing coverage should be checked specifically for any student HMO.

Brighton's active tenant community and high awareness of tenant rights mean that Ground 4A must be served correctly — verify all tenants are full-time students in writing before serving the notice, and ensure the notice is served within the June to September window.

• No fixed-term student lets: All new Brighton student lets must be Periodic Assured Tenancies from 1 May 2026
• Ground 4A: Mandatory possession for full-time student lets; serve Section 8 notice between 1 June and 30 September
• Verify student status: Confirm all tenants are full-time students in writing before serving — Brighton tenants are likely to challenge an invalid notice
• HMO licensing: Mandatory for 5+ occupants; check additional licensing for smaller student shared properties

Brighton Landlord Compliance Checklist 2026

A complete compliance checklist for a Brighton landlord starting a new let in 2026 covers: selective licensing requirements for the specific property; HMO licensing requirements where applicable; the national pre-tenancy document stack; and Renters' Rights Act 2026 documentation.

Check both selective and HMO licensing requirements before marketing any Brighton property. Brighton & Hove operates both schemes and many properties may need both. Apply for all required licences before marketing.

Pre-tenancy documents: Gas Safety Record (within 12 months), EICR (within 5 years), EPC (Band E or above), 'How to Rent' guide, Right to Rent checks. All must be given to the tenant before or on move-in day.

Brighton tenants are frequently well-informed about their rights. Ensure your documentation is complete and correctly served — incomplete or incorrectly served documents are a common source of Brighton tenancy disputes.

• Step 1, Check selective licensing: Verify with Brighton & Hove City Council whether selective licensing applies to your property's postcode
• Step 2, Check HMO licensing: If 3+ occupants from 2+ households, check both mandatory and additional HMO licensing requirements
• Step 3, Obtain all licences: Apply to Brighton & Hove City Council; have all safety certificates and management plan ready
• Step 4, Pre-tenancy documents: Gas Safety Record (CP12), EICR, EPC (Band E+), 'How to Rent', Right to Rent checks
• Step 5, Tenancy commencement: Sign Periodic Assured Tenancy Agreement; serve Deposit Prescribed Information within 30 days
• Step 6, Ongoing compliance: Annual Gas Safety Record renewal; 5-yearly EICR renewal; Section 13 Form 4A for rent increases

LetSafe UK Documents for Brighton Landlords

LetSafe UK provides the full range of compliance documents for Brighton & Hove landlords, updated for the Renters' Rights Act 2025 and the 1 May 2026 commencement. The Periodic Assured Tenancy Agreement (LS-E-001) includes the Written Statement of Terms required for all new Brighton tenancies from 1 May 2026.

The New Landlord Starter Pack (LS-U-200, £69) includes the documents Brighton landlords need most. For Brighton student landlords, the Section 8 Notice Pack (LS-E-010) includes Form 3A guidance on Ground 4A. Brighton's well-informed tenant community makes using correctly drafted documents especially important.

Frequently asked questions