Hull Landlord Compliance 2026 — Renters' Rights Act, Licensing and Key Obligations

Renters' Rights Act 2025 — England-wide obligations from 1 May 2026

The following apply to all private landlords in England, including Hull, from 1 May 2026:

• Section 21 abolished: No-fault eviction notices are unlawful for any tenancy from 1 May 2026. Possession requires a Section 8 notice citing a statutory ground. Hull student landlords can use Ground 4A for possession at the end of the academic year for qualifying student HMOs
• Periodic Assured Tenancy Agreement required: All new tenancies from 1 May 2026 must use a Periodic Assured Tenancy (PAT) Agreement. The fixed-term AST model is no longer available for new grants, including student lets
• Awaab's Law in force: Mandatory statutory timeframes apply for responding to, investigating, and repairing damp, mould, and HHSRS hazards in the private rented sector. Hull's large stock of pre-1919 terraced housing makes this provision particularly significant for local landlords
• 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. Failure to serve prevents reliance on Grounds 1 and 1A
• Pet request right: Tenants on PATs have the right to request a pet. Landlords must respond in writing within 42 days; no response is deemed consent
• Civil penalties up to £40,000: The RRA 2025 raised the maximum civil penalty from £30,000 to £40,000 per offence. Hull City Council has historically been an active enforcement authority
• Rent increase via Section 13 only: Rent on a PAT can only be raised via the Section 13 notice procedure using Form 4A. Contractual rent-review clauses are unenforceable

Hull City Council HMO and property licensing

Hull City Council operates HMO licensing and may operate selective or additional licensing in designated areas of the city:

• Mandatory HMO licensing: Any property with 5 or more occupants from 2 or more separate households requires a mandatory HMO licence under the Housing Act 2004, applying nationally. Hull has a large number of HMOs particularly in the areas surrounding the University of Hull (Newland Avenue, Cottingham Road, Spring Bank)
• Additional HMO licensing: Hull City Council may operate additional licensing for smaller HMOs (3–4 occupants from 2 or more households) in designated areas. Check the Hull City Council licensing portal for current scheme coverage
• Selective licensing: Verify with Hull City Council whether any selective licensing schemes are in force in your property's ward. Hull has operated selective licensing in the past and schemes may be in place or under consultation in 2026
• HMO licence conditions: Hull HMO licences impose conditions on maximum occupancy, room sizes, fire safety equipment (inter-connected alarms, fire doors), annual gas safety (CP12), and 5-yearly EICR
• Operating without a required licence is a criminal offence. Civil penalties up to £30,000 (or up to £40,000 for RRA offences). Tenants can apply for Rent Repayment Orders covering up to 12 months' rent

Awaab's Law — Hull's pre-1919 housing stock and enforcement risk

Hull has one of the highest proportions of pre-1919 terraced housing in England in its private rented sector. Areas such as Spring Bank, Anlaby Road, Newland Avenue, Beverley Road, and Holderness Road contain large numbers of older terraced properties with known damp, cold penetration, and mould issues. Awaab's Law creates mandatory repair timeframes from 1 May 2026:

• Emergency hazards: Landlords must begin investigating and start emergency repairs within 24 hours of a tenant report
• Urgent hazards (damp, mould, cold): Investigation completed and repair plan issued within the statutory period; full remediation within the second statutory period
• Non-emergency hazards: Written response to a tenant complaint within 14 days with a record of the proposed remedy
• Hull City Council's housing enforcement team can issue improvement notices, prohibition orders, and civil penalties without court proceedings under HHSRS powers
• Hull landlords with older terrace stock should prioritise pre-let damp and condensation assessments and keep comprehensive written records of all tenant hazard reports, inspections, and repair completions
• The combination of Hull's high stock of pre-1919 housing and Hull City Council's historically active enforcement posture creates a heightened compliance risk environment compared to many other UK cities

Hull student landlords — University of Hull and Ground 4A

The University of Hull generates significant HMO demand in the Newland Avenue, Cottingham Road, and Beverley Road areas. From May 2026, the legal framework for student lets changes:

• No more fixed-term student ASTs: All new student tenancies from 1 May 2026 must be Periodic Assured Tenancy Agreements — the September–August fixed-term student AST is abolished
• Ground 4A possession: Hull student HMO landlords can recover possession at the end of the academic year using Ground 4A, provided: the property is occupied wholly or mainly by full-time students, at least 2 months' notice is served, and notice is given within the statutory window
• Ground 4A errors can prevent possession — use correctly drafted notices and keep proof of service
• HMO licence conditions should be checked to confirm they are consistent with student occupation, as this is often required for Ground 4A eligibility

Hull landlord compliance checklist 2026

Key compliance requirements for Hull landlords:

• Check whether your property requires a mandatory, additional, or selective licence — use Hull City Council's licensing portal
• Obtain or renew any required licence before it expires
• Use a Periodic Assured Tenancy Agreement for all new tenancies from 1 May 2026
• Serve the RRA 2025 Information Sheet on all existing tenants by 31 May 2026
• Ensure a valid EPC (minimum E rating) is in place — Hull's older stock may require improvements to reach E
• Hold a current Gas Safety Record (CP12, annual) and EICR (5-yearly)
• Respond to any damp, mould, or repair reports within Awaab's Law timeframes — keep written records
• Use Section 13 Form 4A for any rent increase on a PAT
• Use Section 8 with the correct ground for any possession action — Section 21 is abolished

Frequently asked questions