Leicester Landlord Compliance 2026 — Renters' Rights Act, Selective 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 Leicester, from 1 May 2026:

• Section 21 abolished: No-fault eviction notices are unlawful for any tenancy granted on or after 1 May 2026. Possession requires a Section 8 notice citing a statutory ground. Leicester 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 other HHSRS hazards. Emergency repairs must be started within 24 hours of a report. Non-compliance triggers civil penalty notices and disrepair liability
• 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 increased the maximum civil penalty for PRS non-compliance from £30,000 to £40,000 per offence. Leicester City Council is an active enforcement authority
• Rent increase via Section 13 only: Rent on a PAT can only be raised using the Section 13 notice procedure with Form 4A. Contractual rent-review clauses in PAT agreements are unenforceable

Leicester selective and additional HMO licensing

Leicester City Council operates licensing schemes that affect a large proportion of the city's private rented sector:

• Selective licensing: Leicester City Council operates selective licensing across designated wards of the city. In designated areas, a selective licence is required for any privately rented property — not just HMOs. Use the Leicester City Council postcode checker or licensing portal to confirm whether your property falls within a designated area before letting
• Additional HMO licensing: Additional licensing applies for smaller HMOs (3–4 occupants from 2 or more separate households) in designated areas. Properties near De Montfort University (Clarendon Park, Highfields, Stoneygate) and the University of Leicester frequently fall within additional licensing areas
• 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, regardless of selective licensing status
• HMO licence conditions: Leicester HMO licences impose conditions on maximum occupancy, room sizes, fire safety (inter-connected smoke alarms, fire doors, emergency lighting), annual gas safety (CP12), and 5-yearly electrical safety (EICR). Conditions vary — read your licence carefully
• Operating without a required licence is a criminal offence. Civil penalties up to £30,000 apply (or up to £40,000 for RRA offences). Tenants can apply for a Rent Repayment Order covering up to 12 months' rent

Leicester student landlords — Ground 4A possession

Leicester's student market is significant: the University of Leicester and De Montfort University generate combined demand for thousands of private rented rooms each academic year. The RRA 2025 changes how student tenancies work from May 2026:

• No more fixed-term student ASTs: From 1 May 2026, all new student tenancies must be Periodic Assured Tenancy Agreements. The July–June fixed-term student AST is no longer available as a tenancy form
• Ground 4A student possession: Leicester student HMO landlords can recover possession at the end of the academic year using Ground 4A, provided: the dwelling is occupied wholly or mainly by full-time students, the landlord gives at least 2 months' notice, and the notice is served within the statutory notice window before the end of the academic year
• Timing Ground 4A correctly: Ground 4A notices must be served within the correct window to expire at the right time. Seek specialist advice or use a correctly drafted notice to avoid errors that would invalidate the notice and prevent possession
• Leicester City Council's additional HMO licensing scheme in student areas means most relevant HMOs already need or hold a licence — check Ground 4A availability against your licence conditions

Awaab's Law and Leicester's housing stock

Leicester has a significant proportion of pre-1960 terraced housing in the inner city, with known damp and cold penetration issues particularly in the LE1–LE4 postcode areas. Awaab's Law creates mandatory response timeframes that Leicester landlords must follow:

• Emergency hazards: Begin investigating and start emergency repairs within 24 hours of a tenant report
• Urgent hazards (damp and mould): Investigation must be completed and a repair plan issued within a statutory period; remediation must be completed within a second period
• Non-emergency hazards: Respond to a written complaint within 14 days and provide a written record of the proposed action
• Leicester City Council operates housing enforcement powers under the Housing Act 2004 — including improvement notices, prohibition orders, and civil penalties — without court proceedings
• Keep contemporaneous written records of all tenant hazard reports, inspection visits, and repair completion dates as your primary defence in both council enforcement and disrepair claims

Leicester landlord compliance checklist 2026

A summary of the key compliance requirements for Leicester landlords:

• Check whether your property is in a selective or additional HMO licensing area using the Leicester City Council postcode tool
• Obtain or renew any required licence before it expires — apply in advance to avoid a compliance gap
• 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
• 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
• Use Section 13 Form 4A for any rent increase on a PAT — contractual clauses are unenforceable
• Use Section 8 notices citing the correct ground for any possession action — do not use Section 21

Frequently asked questions