Kirkby-in-Ashfield is a market town in the Ashfield district of Nottinghamshire, located between Nottingham (12 miles south) and Mansfield (4 miles north). The town sits at the heart of the former Nottinghamshire coalfield and today its economy is driven by logistics (large distribution centres along the A38 and M1 corridors), healthcare (King's Mill Hospital 3 miles away in Sutton-in-Ashfield), retail, and light manufacturing. Entry prices for terraced houses range from £90,000–£145,000 with gross yields of 8–11%. Road access via the A38 and A611 connects the town to the M1 at Junction 27 (3 miles). Ashfield District Council administers planning and licensing across the district.
Ashfield District Council does not currently operate a borough-wide selective licensing scheme beyond mandatory HMO licensing. The Renters' Rights Act 2025 (in force 1 May 2026) adds mandatory Property Portal registration and PRS Ombudsman membership for all English landlords, abolishes Section 21 evictions, and converts all new lets to periodic tenancies.
Ashfield District Council licensing
Licensing requirements for Kirkby-in-Ashfield landlords:
- Ashfield District Council does not currently operate a borough-wide selective licensing scheme — always verify the current position with the council before letting
- Mandatory HMO licensing applies nationally to properties with 5 or more persons from 2 or more households — apply to Ashfield District Council
- HMO licence conditions include minimum room sizes, fire detection, annual gas safety certificate, 5-yearly EICR, and deposit protection
- The Renters' Rights Act 2025 Property Portal and PRS Ombudsman registration (mandatory from 1 May 2026) are additional to any local licensing
- Selective licensing can be introduced by any council with 10 weeks' consultation notice — check the council website before letting
Renters' Rights Act 2025 — key obligations for Kirkby-in-Ashfield landlords
From 1 May 2026, all residential tenancies in England including Kirkby-in-Ashfield operate under the Renters' Rights Act 2025:
- Section 21 no-fault evictions abolished — all possessions must use a statutory ground from the new Schedule 2 of the Housing Act 1988
- Fixed-term tenancies cannot be granted for new lets from 1 May 2026 — all tenancies are periodic from the first day
- Tenants can end any tenancy with two months' written notice at any time
- Property Portal registration is mandatory before any property can be let — the Portal opens 1 May 2026
- PRS Ombudsman membership is mandatory from 1 May 2026 for all private landlords in England
- Rent increases must use the statutory Section 13 notice — contractual rent review clauses have no effect
Energy Performance Certificate (EPC) requirements
EPC compliance for Kirkby-in-Ashfield landlords:
- Current minimum: EPC Band E — properties below Band E cannot be let without a valid PRS Exemptions Register entry
- EPC Band C is confirmed government policy for 2030 — new lets from 2028 are likely to require Band C
- Kirkby-in-Ashfield's post-war terraced and semi-detached housing stock is generally more responsive to energy improvement than older stone-built properties — cavity wall insulation and loft insulation upgrades typically achieve Band D to C improvements at modest cost
- Older properties with solid brick or cavity walls in poorer condition may need additional measures such as boiler replacement and double glazing
- Commission a fresh RdSAP 10 assessment if your certificate is over 5 years old
Gas and electrical safety
Safety certificate requirements for Kirkby-in-Ashfield rental properties:
- Annual gas safety check (CP12) by a Gas Safe registered engineer — mandatory under the Gas Safety (Installation and Use) Regulations 1998
- CP12 must be provided to new tenants before occupation and to existing tenants within 28 days of each annual check
- Five-yearly EICR — mandatory for all private rented properties in England; code C1/C2 defects must be fixed within 28 days
- Smoke alarms required on every storey; carbon monoxide alarms in every room with a gas appliance
- Kirkby-in-Ashfield has a significant older housing stock — commission an EICR sooner if wiring predates the 1990s
Deposit protection
Tenancy deposit obligations for Kirkby-in-Ashfield landlords:
- All deposits must be protected in a government-approved scheme — DPS, myDeposits or TDS — within 30 days of receipt
- Prescribed Information must be served on the tenant within 30 days of receiving the deposit
- Maximum deposit: 5 weeks' rent for annual rents under £50,000; 6 weeks' rent for annual rents over £50,000
- At Kirkby-in-Ashfield's rent levels the 5 weeks cap is very unlikely to be a practical constraint, but always calculate the exact weekly equivalent
- Failure to protect on time prevents valid Section 8 service and exposes the landlord to a penalty of 1–3 times the deposit
Ashfield buy-to-let investment case
Kirkby-in-Ashfield's profile for yield-focused landlords:
- Gross yields of 8–11% on entry prices of £90,000–£145,000 — among the strongest in the East Midlands
- M1 Junction 27 is 3 miles away, connecting to Nottingham (20 minutes), Derby (30 minutes), Leicester (35 minutes), and Sheffield (30 minutes)
- King's Mill Hospital (3 miles) is one of the largest employers in Nottinghamshire — providing a large, stable NHS tenant pool
- Nottingham East Midlands Airport (20 miles), Amazon, DHL, and XPO Logistics distribution centres provide additional employment drivers for the rental market
- Ashfield District's brownfield regeneration programme and town centre investment schemes are improving area perception for compliant private landlords
Frequently asked questions
Does Kirkby-in-Ashfield have selective licensing?+
No. Ashfield District Council does not currently operate a selective licensing scheme. Mandatory HMO licensing applies nationally to properties with 5 or more persons from 2 or more households. Always verify the current position with Ashfield District Council before letting.
When does the Renters' Rights Act apply to Kirkby-in-Ashfield landlords?+
The Renters' Rights Act 2025 came into force on 1 May 2026 and applies to all private rented properties in England, including Kirkby-in-Ashfield. Section 21 is abolished, all new lets are periodic, and landlords must register on the Property Portal and join the PRS Ombudsman before letting any property.
What EPC band does my Kirkby-in-Ashfield rental property need?+
Currently Band E is the minimum. The Government has confirmed Band C as the target by 2030. Kirkby-in-Ashfield's post-war housing stock is generally more responsive to improvement than older terraces — cavity wall insulation, loft insulation, and boiler upgrades can often achieve Band C at moderate cost.
Is Kirkby-in-Ashfield a good buy-to-let location?+
Kirkby-in-Ashfield offers 8–11% gross yields on entry prices of £90,000–£145,000. King's Mill Hospital employment, M1 motorway connectivity, and strong logistics sector employment support consistent rental demand for compliant properties.