Hastings has one of the highest concentrations of private rented accommodation of any town its size in England, with strong demand from local working households, benefit claimants, and increasingly from Londoners seeking lower-cost alternatives to the capital. The town centre, Central St Leonards, and the West Hill and Norman Road areas have historically had high densities of HMOs and lower-standard private rented accommodation.
Hastings Borough Council has been proactive in licensing and enforcement within the private rented sector, operating selective licensing and additional HMO licensing schemes across significant parts of the borough. The Renters' Rights Act 2025 adds national obligations from 1 May 2026 on top of these local requirements: Section 21 abolition, PAT agreements, Awaab's Law, and civil penalties up to £40,000.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Hastings 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 in all private rented properties
- 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: Maximum civil penalties for PRS non-compliance rise to £40,000 per offence under the RRA 2025
- Rent increase via Section 13 only: Rent on a PAT can only be raised via formal Section 13 notice (Form 4A), once every 12 months
Hastings Borough Council HMO and selective licensing
Hastings Borough Council has operated some of the most extensive private rented sector licensing schemes on the south coast.
- Mandatory HMO licensing: All Hastings properties occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004
- Additional HMO licensing: Hastings Borough Council operates additional licensing for smaller HMOs (3–4 occupants) in designated areas of the town, particularly Central St Leonards, West Hill, and parts of Hastings town centre. Check the current licensing register
- Selective licensing: Hastings Borough Council has designated selective licensing areas covering significant parts of the borough, requiring all private landlords — including single-let landlords — to hold a licence regardless of property size. This is one of the most extensive selective licensing regimes in the south of England
- Selective licence obligations: Selective licence holders must allow council inspections, maintain the property to the required standard, and manage the tenancy in accordance with licence conditions. Conditions may include specific management obligations on anti-social behaviour and property maintenance
- HMO licence conditions: Hastings HMO licences specify minimum room sizes (6.51 m²), fire detection grades, fire doors, and maximum occupancy. Older Hastings properties — particularly converted Victorian townhouses — may require significant fire safety upgrades to meet licence conditions
Awaab's Law — damp and mould obligations for Hastings landlords
Hastings' older coastal housing stock is particularly vulnerable to damp. Awaab's Law introduces mandatory response timeframes from 1 May 2026.
- Emergency hazards — 24 hours: Begin emergency work within 24 hours of notification of an emergency hazard
- Urgent repairs — 7 days: Investigate and issue a repair plan within 7 days for serious damp, mould, or HHSRS Category 1 hazards
- Non-urgent repairs — 28 days: Assess and communicate a remediation schedule within 28 days
- Coastal damp risk: Hastings' coastal exposure means sea spray, salt-laden air, and high humidity can accelerate penetrating damp and structural damp in older properties. Awaab's Law makes failure to respond promptly a £40,000 civil penalty risk
- Documentation required: All damp and mould reports, inspections, and repair schedules must be documented in writing and retained throughout the tenancy
Section 21 abolition — what Hastings landlords must do now
From 1 May 2026, all possession must be via Section 8. Hastings landlords must use the correct grounds.
- Ground 1A (sale): 4 months' notice — genuine intention to sell the property
- Ground 1 (landlord or family occupation): 4 months' notice — landlord or specified family member intends to occupy as principal home
- Ground 8 (persistent arrears): 4 weeks' notice — tenant has at least 2 months' arrears at notice and at the hearing
- Ground 14 (anti-social behaviour): Immediate notice — tenant or visitor causing nuisance
- PAT agreement required: All new tenancies from 1 May 2026 must use a Periodic Assured Tenancy Agreement to enable correct Section 8 notice service
Gas and electrical safety — Hastings landlord requirements
Hastings landlords must maintain and certify all gas and electrical installations.
- Gas Safety Certificate annually: All gas appliances checked annually by Gas Safe registered engineer. CP12 given to tenants within 28 days
- EICR every 5 years: Electrical Installation Condition Report by qualified electrician. Given to tenants before occupation
- Smoke alarms on every storey: Working smoke alarm on every storey used as living accommodation, tested at tenancy start
- CO alarms required: Carbon monoxide alarms in rooms with solid fuel appliances and gas boilers (properties let from October 2022)
- HMO fire safety: Hastings selective and HMO licences may require specific fire detection grades, fire doors, and emergency lighting
Hastings landlord compliance checklist 2026
Key actions for Hastings landlords in 2026:
- Check whether your Hastings property falls within a selective, additional, or mandatory HMO licensing area — and obtain the correct licence
- Issue RRA 2025 Information Sheet to all existing tenants by 31 May 2026
- Transition all new tenancies from 1 May 2026 to PAT agreements
- Use Section 8 and correct Schedule 2 grounds for all possession claims — no new Section 21 notices
- Protect deposits within 30 days and serve prescribed information
- Maintain valid EPC (minimum E), Gas Safety Certificate, and EICR
- Conduct right to rent checks for all adult occupants
- Record all damp/mould reports — coastal damp risk is heightened in Hastings — and respond within Awaab's Law statutory timeframes
Frequently asked questions
Does Hastings have selective licensing covering all landlords?+
Yes. Hastings Borough Council operates selective licensing across significant parts of the borough, meaning all private landlords — not just HMO operators — must hold a selective licence in designated areas. This is one of the most extensive selective licensing regimes in the south of England. Check the Hastings Borough Council licensing register before letting any property.
Is Section 21 still valid in Hastings in 2026?+
No. Section 21 was abolished from 1 May 2026. Hastings landlords must use Section 8 and the appropriate Schedule 2 ground for all possession claims.
What does Awaab's Law mean for Hastings landlords?+
Awaab's Law requires all private landlords to respond to damp and mould within statutory timeframes: emergency hazards within 24 hours, serious damp/mould within 7 days, other hazards within 28 days. Hastings' coastal housing stock is particularly prone to damp. Failure is a civil offence with penalties up to £40,000.
What tenancy agreement do I need for new Hastings lets from May 2026?+
All new private residential tenancies in England from 1 May 2026 must use a Periodic Assured Tenancy Agreement. LetSafe UK provides RRA 2025-compliant PAT agreements for Hastings and East Sussex landlords.