Eastbourne's private rented sector is characterised by a mix of purpose-built flats, converted Victorian houses, and student and seasonal accommodation close to the town centre and seafront. The council has historically been active in HMO enforcement and energy efficiency improvement notices. With the Renters' Rights Act 2025 entering force on 1 May 2026, Eastbourne landlords must ensure full compliance with national reforms alongside existing local obligations.
This guide covers every major compliance obligation for landlords operating in Eastbourne and the wider East Sussex area, including neighbouring Lewes and Wealden districts.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All private landlords in England — including Eastbourne — must comply with the following from 1 May 2026:
- Section 21 abolished: No-fault eviction notices served on or after 1 May 2026 are unlawful. Possession is only available via Section 8 using the revised Schedule 2 grounds
- Periodic Assured Tenancy (PAT) required: All new tenancies from 1 May 2026 must be periodic from day one. Fixed-term ASTs are no longer permitted for new assured tenancies
- Awaab's Law in force: Mandatory statutory timeframes for responding to and repairing damp, mould, and HHSRS Category 1 hazards. Eastbourne's older housing stock makes this a material 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
- Pet request right: Tenants on a PAT have a statutory right to request a pet. Landlords must respond in writing within 42 days; silence is deemed consent
- Section 13 rent increases only: Contractual rent-review clauses in PATs are unenforceable. Rent increases must be served via Form 4A with the correct notice period
- Civil penalties up to £40,000: The RRA 2025 raises the maximum civil penalty for PRS non-compliance to £40,000 per offence
HMO licensing in Eastbourne — mandatory and additional schemes
Eastbourne Borough Council enforces mandatory HMO licensing under the Housing Act 2004. Landlords with multi-occupied properties must verify their licensing position:
- Mandatory HMO licence: Required for any property housing 5 or more persons in 2 or more households. This applies across England and covers Eastbourne properties of this size regardless of any additional local scheme
- Eastbourne Borough Council HMO enforcement: The council has an active HMO licensing and inspection programme. Environmental Health officers conduct both reactive and proactive inspections
- Additional HMO licensing: Eastbourne Borough Council may operate additional licensing covering smaller HMOs (3–4 persons). Check the council's licensing portal for your property's address and designation
- Licence conditions: HMO licences carry conditions on room sizes, fire safety, management standards, and maximum occupancy. Breaching a licence condition is a criminal offence
- Seasonal and student lets: Eastbourne's proximity to the University of Brighton's Eastbourne campus creates a student rental market. Ensure any student HMO is correctly licensed and Ground 4A notices are properly prepared for end-of-academic-year recovery
- Fees and renewal: HMO licence fees vary by property size and scheme. Licences are typically valid for 5 years; renew before expiry
Awaab's Law — enforcement context for Eastbourne
Eastbourne's private rented sector includes a high proportion of pre-1919 Victorian terraces and converted seafront properties with known damp and ventilation issues. Awaab's Law creates mandatory repair timeframes:
- Written acknowledgment: You must acknowledge any tenant report of damp, mould, or HHSRS hazard promptly in writing
- Investigation within the statutory period: An inspection must take place within the investigation period set by regulation
- Repair within the repair period: Works must be completed within the statutory repair period following investigation
- Eastbourne Borough Council enforcement: The council's Private Sector Housing team has powers to serve Improvement Notices and Prohibition Orders. Proactive inspections of older rented stock have increased
- Document all reports and responses: Maintain a written log of every tenant report, inspection, works instruction, and completion. This is your primary defence in enforcement action
- Root-cause repairs only: Surface treatments without addressing underlying structural moisture ingress or ventilation failures do not satisfy the Awaab's Law standard
Section 8 possession in Eastbourne — 2026 key points
Possession claims for Eastbourne properties are heard at Hastings County Court (Brighton and Hove Justice Centre for some matters). All possession from 1 May 2026 requires Section 8:
- Ground 8 (rent arrears): Three months' arrears at both notice date and hearing date. Mandatory — court must grant possession if proved
- Ground 1A (sale): Landlord intends to sell. Four months' notice. Cannot be used in the first 12 months of the tenancy. Re-letting within 12 months is a criminal offence
- Ground 1 (own occupation): Landlord or close family intends to occupy. Four months' notice. Requires prior service of the Renters' Rights Act Information Sheet
- Ground 14 (anti-social behaviour): Discretionary, immediately effective at notice date. Requires contemporaneous evidence log
- Form 3A: The prescribed Section 8 notice form — errors invalidate the notice entirely. Always use an up-to-date Form 3A
- Seasonal possession: For holiday-let conversions and student HMO recoveries, ensure Ground 3 or Ground 4A is properly set up from the outset
MEES and EPC compliance for Eastbourne landlords
Eastbourne's Victorian and Edwardian housing stock creates particular challenges for energy efficiency compliance:
- EPC E minimum — now in force: Letting a property rated F or G without a registered exemption is a civil offence with penalties up to £5,000
- EPC C target by 2030: Government policy proposes minimum EPC C for new tenancies from 2028 and all tenancies from 2030. Plan capital works now
- Solid wall properties: Many Eastbourne Victorian terraces have solid walls, making cavity-wall insulation impossible. External wall insulation or internal lining are the main options — obtain specialist survey advice
- Cost cap exemption: Where improvements to reach EPC E exceed £3,500 in cost, register an exemption on the PRS Exemptions Register
- Seafront properties: Coastal exposure means higher rates of damp ingress and weathering — factor this into maintenance schedules and EPC improvement works
2026 Eastbourne landlord compliance checklist
Every item below is a legal obligation — not a recommendation:
- HMO licensing: verify mandatory and additional licensing status for every multi-occupied property with Eastbourne Borough Council
- New tenancy agreements: use a Periodic Assured Tenancy Agreement from 1 May 2026 onwards — fixed-term ASTs are no longer permitted
- Information Sheet: serve the Renters' Rights Act Information Sheet on all existing tenants by 31 May 2026
- Awaab's Law log: establish a written hazard reporting and repair log before 31 May 2026
- Gas Safety Certificate: annually renewed; copy to tenant before or on day of move-in
- EICR: current (within 5 years); copy to tenant within 28 days of request
- EPC: minimum E rating; valid (issued within 10 years); copy to tenant at start of tenancy
- Deposit protection: scheme protection and Prescribed Information within 30 days of receipt
- Right to Rent: check all adult occupants' immigration status before tenancy start
- Smoke and CO alarms: smoke detector on every floor; CO alarm in every room with a combustion appliance
Frequently asked questions
Do I need an HMO licence for my Eastbourne property in 2026?+
If your property houses 5 or more people in 2 or more households you require a mandatory HMO licence under the Housing Act 2004 — this applies across England. For smaller HMOs (3–4 persons) you should check whether Eastbourne Borough Council operates an additional HMO licensing scheme covering your property's address. Operating without a required licence is a criminal offence carrying an unlimited fine and exposing you to a Rent Repayment Order.
What happens to my existing Eastbourne AST after 1 May 2026?+
Your existing Assured Shorthold Tenancy automatically becomes a Periodic Assured Tenancy on 1 May 2026 by operation of the Renters' Rights Act 2025. No paperwork is required for the conversion itself — it is automatic. You must serve the Renters' Rights Act Information Sheet on every named tenant by 31 May 2026. From 1 May 2026, Section 21 cannot be served and possession must use the Section 8 grounds process.
How do I handle damp and mould complaints under Awaab's Law in Eastbourne?+
You must acknowledge the tenant's report in writing promptly, inspect within the investigation period set by regulation, and carry out root-cause repairs within the statutory repair period. Eastbourne's Environmental Health team has powers to issue Improvement Notices and Civil Penalty Notices where landlords fail to comply. Keep a written log of every report, inspection, works instructed, contractor, and completion date — this is your primary defence in any enforcement action.
Which court handles Section 8 possession claims for Eastbourne properties?+
Section 8 possession claims for Eastbourne are generally heard at Hastings County Court. Allow adequate time for court listings — possession claims can take several months from notice service to hearing. Ensure all pre-action steps (pre-action protocol, Information Sheet service where required, valid Form 3A) are completed correctly before issuing proceedings.
What is the penalty for failing to serve the Information Sheet by 31 May 2026?+
Up to £7,000 per tenancy. Beyond the financial penalty, failure to serve the Information Sheet before a Section 8 Ground 1 or Ground 1A notice means the court will strike out your possession claim. If you are planning to sell or occupy your Eastbourne property in the next 12 months, serve the Information Sheet now — you cannot issue a valid possession notice without it.