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

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

All private landlords in England, including Oldham, must comply with the following from 1 May 2026:

• Section 21 abolished: No-fault eviction notices served on or after 1 May 2026 are unlawful. Possession in England is only available via Section 8 using the revised Schedule 2 grounds
• Periodic Assured Tenancy required: All new tenancies from 1 May 2026 must be periodic from day one. Fixed-term ASTs are no longer permitted for new assured tenancies
• Awaab's Law in force: Mandatory statutory timeframes for responding to and repairing damp, mould, and HHSRS Category 1 hazards. Oldham's pre-war terraced stock means enforcement risk is significant
• 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
• Pet request right: Tenants on a PAT have a statutory right to request a pet. Landlords must respond in writing within 42 days — silence is deemed consent
• Section 13 rent increases only: Contractual rent-review clauses in PATs are unenforceable. Increases must be served via Form 4A with the correct notice period
• Civil penalties up to £40,000: The RRA 2025 raises the maximum civil penalty for PRS non-compliance to £40,000 per offence

Oldham Council — selective licensing and HMO obligations

Oldham Metropolitan Borough Council operates property licensing requirements that landlords must check before letting:

• Selective licensing: Oldham has designated selective licensing areas covering multiple wards. A licence must be obtained before the property is let — renting without a licence is a criminal offence carrying an unlimited fine and a potential rent repayment order for up to 12 months' rent
• Mandatory HMO licensing: Any property housing 5 or more persons in 2 or more households requires a mandatory HMO licence under the Housing Act 2004. Oldham's enforcement team actively pursues unlicensed HMOs
• Additional HMO licensing: Oldham may operate additional HMO licensing for smaller HMOs (3–4 occupiers). Check current designations with the council's housing team
• Licence conditions: All licences carry conditions relating to property management standards, safety certification, gas and electrical safety, and tenant referencing. Breach of licence conditions may result in revocation
• Greater Manchester licensing pilots: Greater Manchester Combined Authority has been piloting borough-wide licensing approaches. Check whether any GMCA-led scheme applies to your Oldham property in addition to Oldham Council's own designations

Awaab's Law — Oldham enforcement context

Oldham has a high proportion of pre-1930s terraced housing in the private rented sector, making damp and mould a priority enforcement issue. Awaab's Law creates mandatory repair timeframes:

• Acknowledge reports promptly: Any tenant report of damp, mould, or an HHSRS hazard must be acknowledged in writing immediately
• Investigate within the statutory investigation period: An inspection must take place within the period set by regulation
• Emergency hazard response within 24 hours: Where the hazard presents an immediate health risk (e.g. no heating in winter), works must begin within 24 hours of the landlord becoming aware
• Oldham enforcement: The council's housing enforcement team can issue Improvement Notices, Emergency Remedial Action orders, and Civil Penalty Notices up to £40,000 for Awaab's Law breaches. Oldham has a track record of active PRS enforcement
• Document all hazard reports: A hazard log showing date reported, acknowledgement, inspection date, findings, works commissioned, and completion date is essential evidence
• Root cause repairs required: Applying surface mould treatment without addressing underlying ventilation, structural moisture, or insulation failings does not satisfy Awaab's Law

Section 8 possession in Oldham — 2026 key points

Section 8 possession claims for Oldham properties are heard at Manchester Civil Justice Centre (Manchester County Court). Plan for delays and ensure all documentation is correct:

• Ground 8 (serious rent arrears): Mandatory ground — at least two months' rent owed at both notice date and hearing date. The most commonly used ground in Oldham
• Ground 1A (sale): Landlord intends to sell. Two months' notice. Six-month moratorium from tenancy start. Requires prior service of the Renters' Rights Act Information Sheet
• Ground 1 (own occupation): Landlord or close family intends to occupy. Two months' notice. Requires prior service of the Information Sheet
• Ground 14 (anti-social behaviour): Discretionary ground — immediate effect at notice date but requires court discretion. Gather all evidence of ASB incidents including dates, witnesses, and any police reports
• Form 3A: The prescribed Section 8 notice form from 1 May 2026. Errors in the form invalidate the notice — use a correctly pre-populated template
• Pre-action rent arrears protocol: Landlords must take steps to assist tenants in rent arrears (e.g. Universal Credit referrals) before issuing court proceedings. Non-compliance affects costs awards

Safety certification requirements for Oldham landlords

All Oldham landlords must maintain and serve mandatory safety documentation throughout the tenancy:

• Gas Safety Record (CP12): Annual check by a Gas Safe registered engineer. Must be provided to new tenants before move-in and to existing tenants within 28 days of renewal. A lapsed CP12 renders a Section 8 notice invalid
• EICR: Electrical Installation Condition Report required every 5 years for all PRS properties in England. Must be provided to tenants within 28 days and to the local authority on request. Remedial actions must be completed within 28 days
• EPC: Minimum EPC rating of E required to let. Valid EPC must be provided to prospective tenants during marketing. EPC C is the proposed 2030 MEES minimum — start planning improvement works now
• Smoke alarms: At least one on every storey with living accommodation, tested on the first day of each tenancy
• Carbon monoxide alarms: Required in any room with a fixed combustion appliance, including gas boilers (mandatory since October 2022)
• HMO-specific requirements: HMOs in Oldham require fire doors, interlinked fire alarm systems, and emergency lighting as specified in licence conditions

MEES and energy efficiency for Oldham landlords

Oldham's older housing stock presents significant energy efficiency challenges for landlords facing the 2030 MEES target:

• Current EPC E minimum: Properties rated F or G cannot be let without a valid exemption registered on the PRS Exemptions Register
• 2030 EPC C target: Government proposals require all PRS properties to achieve EPC C by 2030. Many of Oldham's Victorian and Edwardian terraced properties are currently rated D or E
• Priority improvements for Oldham stock: Cavity wall insulation (where walls are of suitable construction), loft insulation top-up, boiler replacement, double-glazing upgrades, and smart heating controls
• Eco4 grant: Landlords with lower-income or benefit-receiving tenants may qualify for Eco4 funding for insulation and heating. Check eligibility through the Great British Insulation Scheme
• Solid wall properties: Some terraced properties in Oldham have solid walls rather than cavity walls. External or internal wall insulation is more expensive — check exemption eligibility if cost-capped

Frequently asked questions