Exeter is one of the southwest's most dynamic private rental markets, driven by the University of Exeter (~30,000 students), one of the largest universities in England by student numbers. The city has a large concentration of student HMOs in St James, Newtown, and Heavitree, active HMO enforcement by Exeter City Council, and Article 4 Directions across significant parts of the city. From 1 May 2026, the Renters' Rights Act 2025 adds national obligations on top of existing local licensing requirements.
This guide covers compliance for landlords operating across Exeter — from student HMOs in St James and Newtown to family lets in Pinhoe, Heavitree, St Leonards, and Topsham.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Exeter 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 is via Section 8 using 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
- Awaab's Law in force: Mandatory statutory timeframes for responding to, investigating, and repairing damp, mould, and other HHSRS hazards
- 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
- Civil penalties up to £40,000: The RRA 2025 increases the maximum civil penalty 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 are unenforceable
Exeter HMO licensing — mandatory and additional
Exeter City Council operates both mandatory and additional HMO licensing schemes. Operating an unlicensed HMO is a criminal offence carrying an unlimited fine and potential rent repayment orders.
- Mandatory HMO licensing: All HMOs with 5 or more occupants forming 2 or more households require a mandatory HMO licence under the Housing Act 2004. This applies city-wide
- Additional HMO licensing: Exeter City Council operates additional HMO licensing for HMOs with 3–4 occupants forming 2 or more households in designated areas. Always check the current scheme designation on the Exeter City Council website before letting
- Licence conditions: HMO licence holders must maintain properties to prescribed standards, carry out annual gas safety checks, hold a current EICR, fit interlinked smoke detectors, maintain minimum room sizes, and demonstrate satisfactory property management
- Room size requirements: Minimum sleeping room sizes apply: 6.51 m² for a single adult, 10.22 m² for two adults. Non-compliant rooms must not be used as sleeping accommodation
- Unlicensed HMO consequences: Operating an unlicensed HMO bars reliance on Ground 8 (mandatory rent arrears) and may attract a Rent Repayment Order. Landlords convicted of HMO offences may also be entered on the PRS Database
- Student HMO market: Exeter has one of the highest ratios of student HMO properties per capita in England. The Council actively inspects student HMOs in the St James, Newtown, and Heavitree licensing zones
Article 4 Directions in Exeter
Exeter City Council has Article 4 Directions covering significant areas of the city, particularly in student-dense residential zones. These remove permitted development rights to convert a C3 dwelling house to a C4 small HMO without full planning permission.
- Article 4 coverage: Article 4 Directions in Exeter cover St James, parts of Newtown, Heavitree, and other high-concentration student areas. Check the Exeter City Council planning portal for your specific address before purchasing or converting a property
- Planning permission required: In an Article 4 area, full planning permission must be obtained before converting a C3 dwelling to a C4 HMO (3–6 occupants). Marketing or occupying the property as an HMO before permission is granted is a planning breach
- Exeter's policy stance: Exeter City Council has a policy of limiting further HMO concentrations in high-density student areas. Article 4 applications to convert to C4 in saturated areas may be refused on amenity and character grounds
- Outside Article 4 areas: Outside designated Article 4 areas, C3 to C4 conversion may remain permitted development — but confirm with the Council as Article 4 coverage continues to expand
- Large HMOs (Sui Generis): HMOs with 7 or more occupants are Sui Generis and always require full planning permission, regardless of Article 4 status
Awaab's Law — Exeter context
Exeter has a large stock of Victorian and Edwardian terraced housing close to the university, much of it converted to student HMOs. These properties often have inadequate ventilation, solid walls with poor thermal performance, and ageing roofing — all of which contribute to damp and mould risk. Awaab's Law obligations apply in full from 1 May 2026.
- Written acknowledgment required: Respond to every damp, mould, or HHSRS hazard report in writing. Verbal acknowledgments are insufficient
- Inspection within prescribed period: Inspect the property within the statutory investigation period following a hazard report
- Repair within repair period: Remediate the hazard within the statutory repair period. Surface treatment alone is insufficient — root cause moisture ingress must be resolved
- Emergency hazards: Emergency hazards must be addressed within 24 hours. Life-threatening situations (e.g., CO risk, live electrical hazard) require immediate action
- Exeter City Council enforcement: The Council's private rented sector team actively inspects HMOs and responds to tenant complaints. Non-compliance with Awaab's Law can trigger improvement notices, civil penalty proceedings, and prohibition orders
- Maintain a repair log: Document every hazard report, investigation, remedial action, and completion date. This is essential evidence in any civil penalty or prosecution proceedings
Section 8 possession in Exeter
With Section 21 abolished, Exeter landlords must rely on Section 8 grounds for all possession claims. Exeter County Court processes possession claims — anticipate delays, particularly in peak student changeover periods.
- Ground 1A (landlord intends to sell): 2 months' notice; 6-month moratorium from tenancy start; Information Sheet must have been served
- Ground 4A (student tenancies): For student lets, 2 months' notice within the prescribed window for academic-year end possession. The tenant must be a student who was a student when the tenancy was entered into
- Ground 8 (mandatory rent arrears): At least 2 months' arrears at notice date and hearing date; 4 weeks' notice. Not available if the HMO is unlicensed
- Ground 8A (persistent arrears): Arrears of at least 3 months on 3 separate occasions in 3 years; 4 weeks' notice. New ground under RRA 2025
- Ground 14 (nuisance/ASB): Immediate notice; discretionary. Evidence from neighbours, police, or Exeter City Council required
- Form 3A: All Section 8 notices must use Form 3A and fully set out the particulars. Defective notices will not be accepted by the court
2026 Exeter landlord compliance checklist
Use this checklist as a minimum compliance reference — each item is a legal obligation:
- HMO licensing: obtain mandatory HMO licence (5+ occupants) and additional HMO licence where the Exeter scheme applies
- Article 4: confirm whether your property is in an Article 4 area before converting C3 to C4 use
- New tenancy agreements: use a Periodic Assured Tenancy Agreement from 1 May 2026
- Information Sheet: serve the RRA 2025 Information Sheet on all existing tenants by 31 May 2026
- Awaab's Law log: set up a written hazard reporting and repair log
- Gas Safety Certificate: renew annually; must be in place before and throughout the tenancy
- EICR: current within 5 years; provide to tenants within 28 days of request
- EPC: minimum E rating; check certificate is current (valid 10 years)
- Deposit protection: protect and prescribe 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
- Planning: confirm use class and Article 4 status for any HMO conversion
Frequently asked questions
Do I need a licence to rent a 4-bedroom student house in Exeter in 2026?+
If the property has 3 or more occupants forming 2 or more households and falls within Exeter's additional HMO licensing area, yes. If it has 5 or more occupants forming 2+ households, mandatory HMO licensing applies city-wide. Check the Exeter City Council website for the current additional licensing scheme coverage.
How do I check if my Exeter property is in an Article 4 area?+
Use the planning portal on the Exeter City Council website to check your specific address. Article 4 Directions in Exeter are mapped by postcode. If you are in an Article 4 area and wish to convert from C3 (dwelling house) to C4 (small HMO), you must obtain full planning permission before any change of use.
Can I still grant a fixed-term tenancy to University of Exeter students from September 2026?+
No. Fixed-term ASTs can no longer be granted from 1 May 2026 under the Renters' Rights Act 2025. All new private residential tenancies must be Periodic Assured Tenancies. Student landlords in Exeter will need to use Ground 4A for end-of-academic-year possession — 2 months' notice within the prescribed window.
What are the penalty levels for HMO non-compliance in Exeter in 2026?+
Operating an unlicensed mandatory HMO in Exeter is a criminal offence with an unlimited fine. Civil penalties under the Housing and Planning Act 2016 can reach up to £30,000 per breach. Tenants may also seek a Rent Repayment Order for up to 12 months' rent. You cannot use Ground 8 (mandatory rent arrears) in an unlicensed HMO, which effectively removes your fastest possession route.