The Royal Borough of Kingston upon Thames (RBKT) is a London borough in south-west London, bordering Surrey to the south and Richmond upon Thames to the north. The borough's private rented sector is substantial, driven by proximity to London's employment centres, excellent transport links into central London, and a large student population associated with Kingston University.
Kingston upon Thames combines high property values with active housing enforcement. The Royal Borough has been among the more enforcement-focused London boroughs, with HMO licensing in operation and a housing standards team that responds to tenant complaints. With the Renters' Rights Act 2025 now in force, Kingston landlords must layer national obligations on top of the borough's existing local standards requirements.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Kingston upon Thames 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 Periodic Assured Tenancy (PAT) Agreement. Fixed-term ASTs are no longer permitted 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 from 1 May 2026
- Information Sheet obligation: Every landlord with an existing tenancy as at 1 May 2026 must have delivered the official RRA 2025 Information Sheet to every named tenant by 31 May 2026. If not yet served, serve immediately — penalties up to £7,000 per tenancy
- Pet request right: Tenants on PATs may request a pet in writing. Landlords must respond within 42 days; silence is treated as deemed consent
- Civil penalties up to £40,000: The RRA 2025 raises maximum civil penalties for PRS non-compliance to £40,000 per offence
- Section 13 rent increase only: Rent on a PAT can only be raised via formal Section 13 notice (Form 4A) with at least 2 months' advance notice. Contractual rent-review clauses in new tenancy agreements are unenforceable
Royal Borough of Kingston upon Thames — HMO licensing
RBKT operates mandatory HMO licensing under the Housing Act 2004 for qualifying properties across the borough.
- Mandatory HMO licensing: All properties occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence. This applies across the entire borough, including Kingston town centre, Surbiton, New Malden, Tolworth, and Hook
- Additional HMO licensing: The Royal Borough has operated additional HMO licensing covering smaller HMOs (properties with 3 or more occupants forming 2 or more households) in specified areas. Landlords should verify the current additional licensing designation on the RBKT website before letting to 3 or more tenants from different households
- Selective licensing: Check the RBKT website for any current or proposed selective licensing designations, particularly in higher-density or lower-value residential areas of the borough where PRS concentration is highest
- Licence conditions: RBKT HMO licence conditions include minimum room sizes, fire detection standards, management obligations, and maximum occupancy. Licence conditions are actively enforced and breach constitutes a criminal offence
- University area pressure: Properties near Kingston University (particularly in Kingston town centre, Surbiton, and Hook Road areas) are more likely to be HMOs and subject to HMO licensing. Student accommodation landlords face additional fire safety and room-size scrutiny
Kingston upon Thames rental market — compliance context
Understanding Kingston's specific market characteristics helps landlords anticipate compliance pressure points.
- High-value residential market: Kingston upon Thames is one of London's more expensive outer boroughs. Average rents significantly exceed the national PRS average. Landlords operating in this market face proportionate penalty exposure — civil penalties calculated as a proportion of rent income or set at fixed amounts up to £40,000
- Student market: Kingston University's main campuses in Kingston town centre and Penrhyn Road generate strong HMO demand. Student landlords must comply with both mandatory HMO licensing and, from 1 May 2026, Ground 4A (student HMO term-time possession) for PAT tenancies, which replaces the old fixed-term approach
- Professional and commuter demand: Excellent rail links from Kingston, Surbiton, and New Malden stations into Waterloo and the City generate stable professional rental demand. Most properties in this segment are single-household lets that benefit from standard PAT compliance
- Portfolio landlords: The Royal Borough's active HMO enforcement team monitors portfolio landlords with multiple properties in the borough. Compliance failures across one property can trigger inspection of others in the same landlord's portfolio
- Leasehold and service charge issues: Many Kingston upon Thames rental properties are leasehold flats. Landlords in leasehold buildings must ensure subletting permissions are in their lease and be aware of service charge obligations — these sit alongside RRA 2025 obligations
Awaab's Law — Kingston context
While Kingston upon Thames has a mix of property ages and types, Awaab's Law creates mandatory repair obligations for all private landlords regardless of the age or type of property.
- Acknowledge every report in writing: All reports of damp, mould, or HHSRS hazards must be acknowledged in writing within the statutory timeframe
- Investigate within the statutory period: Inspect and document the root cause within the required period. This is particularly important for leasehold flats where the cause of damp may lie in common parts or adjacent properties — landlords remain responsible for investigation even where the defect originates elsewhere
- Repair within the repair period: Remediation must address the underlying cause, not merely the visible symptom. Surface mould treatment without resolving moisture ingress will not comply
- Emergency hazards — 24 hours: Heating failures in cold weather, burst pipes, blocked flues, and other immediately dangerous conditions must be addressed within 24 hours
- Document everything: Retain evidence of reports, inspections, repair instructions, invoices, and completion dates for all properties
Key documents Kingston upon Thames 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 agreement for all new Kingston lettings from 1 May 2026, including all prescribed information, pet clause, and RRA 2025 provisions
- Section 8 Notice (Form 3A): RRA 2025-compliant Form 3A updated for all mandatory and discretionary grounds in force from 1 May 2026
- Section 13 Rent Increase Notice (Form 4A): The only lawful method of increasing rent on a PAT — 2-month advance notice with First-tier Tribunal appeal rights
- RRA 2025 Information Sheet: Required for all existing tenants. Serve immediately if not yet delivered; document service with email confirmation, signed receipt, or delivery record
Frequently asked questions
Does Kingston upon Thames have additional HMO licensing in 2026?+
The Royal Borough of Kingston upon Thames has previously operated additional HMO licensing schemes covering properties with 3 or more occupants from 2 or more households in specified areas. Landlords should verify the current designation and coverage on the RBKT website before letting to 3 or more tenants. Operating without a required licence is a criminal offence and prevents valid Ground 8 possession claims.
Is Section 21 still available in Kingston upon Thames in 2026?+
No. Section 21 is abolished from 1 May 2026 for all private residential tenancies in England, including Kingston upon Thames. Any Section 21 notice served on or after that date is unlawful. All possession must proceed via Section 8 using one of the prescribed Schedule 2 grounds.
I let to students near Kingston University — what changes under the RRA?+
Student HMO landlords in Kingston should ensure they are using the correct PAT agreement from 1 May 2026. Ground 4A (student HMO possession aligned to the academic year, mandatory — possession must take effect between 1 June and 30 September) replaces the fixed-term approach. Mandatory HMO licensing continues to apply. Review your RBKT HMO licence conditions, particularly room sizes and fire detection standards.
What is the civil penalty for an unlicensed HMO in Kingston upon Thames?+
Operating an HMO without a required licence is a criminal offence under the Housing Act 2004. The Royal Borough can prosecute with an unlimited fine in the magistrates' court, or issue a civil penalty of up to £30,000 (HMO licensing enforcement). Additionally, unlicensed HMO landlords are subject to rent repayment orders of up to 12 months' rent. The RRA 2025 also increases broader PRS civil penalties to up to £40,000 per offence.