Leamington Spa (formally Royal Leamington Spa) is one of the most desirable rental markets in the Midlands, with strong demand from professionals, University of Warwick students and staff, and Warwick town commuters. The Regency architecture and Victorian terraced stock make it an attractive market, but older properties bring specific compliance challenges around EPC improvement and damp management.
From 1 May 2026, the Renters' Rights Act 2025 adds a layer of national obligations that sit alongside Warwick District Council's existing HMO licensing regime. This guide covers both, with specific attention to the student and professional rental markets and Leamington's older housing stock.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Leamington Spa 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 (PRS extension — date to be confirmed): 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 or consent is deemed given
- Civil penalties up to £40,000: The RRA 2025 increases maximum civil penalties 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 in new agreements are unenforceable
Warwick District Council HMO licensing
Warwick District Council administers HMO licensing across the district, including Leamington Spa's significant student and professional multi-occupancy market.
- Mandatory HMO licensing: All properties occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004. This applies across the whole district regardless of area
- Additional licensing: Warwick District Council has operated additional HMO licensing schemes in areas of high HMO concentration including parts of Leamington Spa. Check the council's current licensing register — properties with 3–4 occupants in designated areas may require an additional licence
- Selective licensing: Warwick District Council does not currently operate a city-wide selective licensing scheme, but this position should be confirmed with the council. Designation decisions can be made at short notice
- University of Warwick proximity: The Milverton, Clarendon, and Willes Road areas of Leamington Spa have high concentrations of student HMOs. These areas are most likely to be affected by any future additional licensing designation
- Licence conditions: HMO licence conditions specify minimum room sizes, fire detection grade and type, emergency lighting, and maximum occupancy. Breach of licence conditions is a criminal offence
- No-licence bar: Operating an HMO without a required licence is a criminal offence. Unlicensed HMO landlords cannot serve valid Section 8 notices on Ground 8 and are exposed to rent repayment orders of up to 12 months' rent
Leamington Spa's rental market — specific obligations
Leamington Spa's mix of student, professional, and family tenants creates specific compliance considerations across different property types.
- University of Warwick demand: Leamington Spa is a primary off-campus residential market for University of Warwick students. From 1 May 2026, student tenancy agreements can no longer be for a fixed term — all new agreements must be Periodic Assured Tenancies from the outset. Ground 4A provides mandatory possession rights for full-time student lets between June and September
- Professional rental market: Leamington Spa attracts professional tenants from Warwick, Coventry, and the A46 business corridor. Professional lets on PATs require careful drafting of notice provisions and rent review clauses
- Heritage stock: Leamington Spa's Regency and Victorian terraced houses are popular with professional tenants but present challenges for EPC improvement. Many properties have solid external walls requiring significant insulation investment to achieve Band C by 2030
- Property Portal registration: All landlords must register on the national Property Portal before letting any property from 1 May 2026. Registration is a condition of letting — unregistered landlords cannot serve valid notice on Section 21 grounds (abolished) and may face civil penalties
- PRS Ombudsman membership: All private landlords must join the PRS Ombudsman scheme before letting any property from 1 May 2026. Failure to join is a civil penalty offence
Awaab's Law — Leamington Spa context
Leamington Spa has a high proportion of pre-war housing stock, including Georgian and Victorian terraced properties with solid external walls. Damp and mould from condensation and penetrating damp are common in this building type. Awaab's Law creates strict obligations regardless of cause.
- Acknowledge every report in writing: All damp, mould, or HHSRS hazard reports must be acknowledged in writing. Verbal acknowledgments do not satisfy the statutory obligation
- Investigate within the statutory period: Likely 14 days for non-emergency hazards. Inspect the property, identify the root cause (condensation, rising damp, penetrating damp, or structural defect), and document findings
- Repair within the repair period: The repair must address the underlying cause, not merely the visible mould. Surface treatments without addressing the underlying cause will not satisfy the statute
- Emergency hazards — 24 hours: Burst pipes causing structural damp, blocked flues causing carbon monoxide risk, or other immediately dangerous conditions must be addressed within 24 hours
- Document everything: Keep records of all reports, inspections, repair instructions, invoices, and completion dates. These records are essential for any Warwick District Council enforcement action or rent repayment order defence
Key documents Leamington Spa 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 tenancy agreement for all new Leamington Spa lettings from 1 May 2026 — includes all prescribed information, pet clause, and RRA 2025 clauses
- Section 8 Notice (Form 3A): Renters' Rights Act 2025 compliant Form 3A — updated for all 17 mandatory and 7 discretionary grounds, including Ground 4A for student lets
- Section 13 Rent Increase Notice (Form 4A): The only lawful method of raising rent on a PAT — 2-month advance notice with First-tier Tribunal appeal rights
- RRA 2025 Information Sheet: Required for all existing tenants — must be served by 31 May 2026 to avoid £7,000 penalties
Frequently asked questions
Do Leamington Spa landlords need an HMO licence in 2026?+
Mandatory HMO licensing applies to all properties in Warwick District with 5 or more occupants forming 2 or more separate households. Warwick District Council has operated additional HMO licensing in areas of high concentration — check the council's current licensing register for your specific property. Operating without a required licence is a criminal offence.
Can I still use a fixed-term tenancy for Leamington Spa student lets in 2026?+
No. From 1 May 2026, all new private residential tenancies in England must be Periodic Assured Tenancies. Fixed-term ASTs are abolished. The Renters' Rights Act introduces Ground 4A as a specific mandatory possession ground for student lets, allowing landlords to reclaim possession between June and September where all tenants are full-time students.
Does the Information Sheet deadline affect Leamington Spa landlords with existing tenants?+
Yes. Every Leamington Spa landlord with an existing tenancy as at 1 May 2026 must serve the official RRA 2025 Information Sheet on every named tenant by 31 May 2026. Failure to serve by the deadline is a civil penalty offence carrying a fine of up to £7,000 per tenancy. If you have not served the Information Sheet, serve it immediately and document service.
What EPC rating do I need for a Leamington Spa rental in 2026?+
The current minimum is EPC Band E. Government policy targets Band C by 2030 for new tenancies. Leamington Spa's Regency and Victorian stock with solid external walls may require significant investment to achieve Band C — commission a current RdSAP 10 assessment and budget for insulation works early. A £15,000 cost cap exemption is available if Band C cannot be achieved after spending that amount.