Crawley's rental market reflects its character as a major employment hub anchored by Gatwick Airport — one of the UK's busiest airports, employing tens of thousands of workers who rely heavily on the private rented sector. The town attracts workers from across the UK and internationally, creating steady demand for both short-term and long-term private rentals. Average rents are well above the national average, driven by proximity to London and strong employment.
Crawley Borough Council operates mandatory HMO licensing and has reviewed its approach to additional and selective licensing in recent years. From 1 May 2026, the Renters' Rights Act 2025 adds significant national obligations on top of the council's local licensing regime, including the abolition of Section 21, mandatory Periodic Assured Tenancy Agreements for all new private residential tenancies, and Awaab's Law obligations for responding to damp and mould.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Crawley 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 use Section 8 and one of the revised Schedule 2 grounds only
- 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 lets in England
- Awaab's Law in force: Mandatory statutory timeframes for responding to, investigating, and repairing damp, mould, and other HHSRS hazards apply to all private landlords
- Information Sheet obligation: Every landlord with an existing tenancy as at 1 May 2026 must deliver 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 for PRS non-compliance to £40,000 per offence
- Rent increase via Section 13 only: Rent on a PAT can only be raised via formal Section 13 notice (Form 4A). Contractual rent-review clauses in new agreements are unenforceable
- Rent bidding ban: Landlords may not invite, encourage or accept offers above the advertised asking rent — advertising a rent below what you intend to accept is unlawful
Crawley Borough Council HMO and licensing requirements
Crawley Borough Council administers mandatory HMO licensing and has the power to designate additional and selective licensing areas within the borough.
- Mandatory HMO licensing: All properties in Crawley occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004. Applications are made to Crawley Borough Council. Unlicensed mandatory HMOs face unlimited fines and rent repayment orders
- Additional HMO licensing: Crawley Borough Council may operate an additional HMO licensing scheme covering smaller HMOs (3–4 occupants) in designated areas. Check the council's current licensing register and scheme boundaries before letting any property as a smaller HMO — the position can change when new designation orders are made
- Selective licensing: Any selective licensing designation in Crawley requires all private landlords — not just HMO landlords — to hold a licence in designated wards or areas. Confirm current selective licensing designations on the Crawley Borough Council website before letting
- Article 4 Directions: Planning permission may be required to convert a C3 dwellinghouse to a C4 HMO in any Article 4 Direction areas. Check current designations on the council planning portal before acquiring or converting any property for multi-let use
- Licence conditions: HMO licences specify minimum room sizes (6.51 m² for a single adult sleeping room), fire detection grades, emergency lighting requirements, and maximum occupancy. Breach of licence conditions is a criminal offence
Awaab's Law — obligations for Crawley landlords
Awaab's Law applies to all private landlords in Crawley from 1 May 2026 and creates binding timeframes for damp and mould response.
- Acknowledge every hazard report in writing: All reports of damp, mould, or HHSRS hazards must receive a written acknowledgment. Verbal acknowledgments alone are insufficient
- Investigate within the statutory period: Investigation must begin within the prescribed period after the tenant's report. Identify the root cause — not just the visible symptom
- Repair within the repair period: Remediation must address the underlying cause within the statutory repair window. Surface mould treatment without underlying cause remediation does not satisfy the obligation
- Emergency hazards — 24-hour response: Conditions posing an immediate risk to health (such as a major water ingress causing structural damp or burst pipes) require action within 24 hours
- Document all actions: Keep written records of every report, inspection visit, repair instruction, and completion certificate. These records are essential evidence in any enforcement or tribunal proceedings
Section 8 possession — Crawley landlords post-May 2026
With Section 21 abolished, Crawley landlords must rely exclusively on Section 8 and the revised Schedule 2 grounds for all possession claims.
- Ground 8 — serious rent arrears: Three months' arrears must exist at both the notice date and the hearing date. Notice: 4 weeks. Do not accept partial payments that reduce arrears below the 3-month threshold after notice is served
- Ground 1A — landlord intends to sell: Four months' notice required. The tenancy must have been in place for at least 12 months. A 12-month re-letting restriction applies after possession
- Ground 1 — landlord or family to occupy: Four months' notice required with a 12-month minimum tenancy. False Ground 1 claims are a criminal offence
- Ground 4A — full-time student lets: Where all tenants are full-time students, 2 months' notice can be served between 1 June and 30 September for possession. Verify student status in writing before serving
- Grounds 10 and 11 as fallback: Always plead Grounds 10 (any arrears) and 11 (persistent delay) alongside Ground 8 — if arrears reduce below 3 months before the hearing, these discretionary grounds preserve the claim
Key documents Crawley landlords need
LetSafe UK provides all compliance documents for England landlords — each drafted to current RRA 2025 requirements:
- Periodic Assured Tenancy Agreement (England): PAT-compliant tenancy agreement for all new Crawley lettings from 1 May 2026 — includes all prescribed information, pet clause, and RRA 2025 clauses
- Section 8 Notice (Form 3A): Renters' Rights Act 2025 compliant Form 3A — updated for all grounds including new mandatory Ground 1A and Ground 4A
- Section 13 Rent Increase Notice (Form 4A): The only lawful method of raising rent on a PAT — 2-month advance notice with First-tier Tribunal appeal rights
- RRA 2025 Information Sheet: Required for all existing tenants by 31 May 2026 to avoid £7,000 penalties
Frequently asked questions
Do Crawley landlords need an HMO licence in 2026?+
Mandatory HMO licensing applies to all Crawley properties with 5 or more occupants forming 2 or more separate households. Crawley Borough Council may also operate additional HMO licensing for smaller HMOs in designated areas. Operating without a required licence is a criminal offence carrying unlimited fines. Check the council's licensing register before letting any multi-occupied property.
Is Section 21 still available in Crawley in 2026?+
No. Section 21 no-fault eviction notices are unlawful in England from 1 May 2026. All possession must be via Section 8 using one of the revised Schedule 2 grounds. Crawley landlords who served a valid Section 21 before 1 May 2026 may still rely on it under transitional provisions, but no new Section 21 notices can be served after that date.
Does Crawley have selective licensing?+
Crawley Borough Council has the power to designate selective licensing areas, which would require all private landlords in those areas to hold a licence regardless of property type or occupancy. Check the current position on the council website — scheme designations are time-limited and may change. Never let a property in a potential selective licensing area without first confirming the current designation.
How do I increase rent on a Crawley tenancy in 2026?+
From 1 May 2026, rent on a Periodic Assured Tenancy can only be raised using a formal Section 13 notice (Form 4A). Increases are limited to once every 12 months on a rolling basis. The tenant can refer the proposed increase to the First-tier Tribunal within the notice period for a market rent determination. Contractual rent review clauses in new PATs are unenforceable.