Portsmouth City Council operates HMO licensing schemes and may operate selective licensing in designated areas. Landlords must verify the current licensing position for their specific property before letting. The Renters' Rights Act 2025 adds a national compliance layer that applies to every Portsmouth landlord — Section 21 is abolished for all new tenancies from 1 May 2026, all new tenancies must use Periodic Assured Tenancy Agreements, and civil penalties for non-compliance now reach up to £40,000.
Portsmouth's private rented sector is notable for the Southsea and Fratton areas, which have high concentrations of student HMOs near the University of Portsmouth campus. The combination of student demand, naval and service accommodation demand, and NHS workforce lettings makes Portsmouth a diverse and active PRS market. Gross yields of 6–8% on student HMOs and 5–7% on standard lets are common across the PO postcode area.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
The following apply to all private landlords in England, including Portsmouth, from 1 May 2026:
- Section 21 abolished: No-fault eviction notices are unlawful for any tenancy from 1 May 2026. Possession requires a Section 8 notice citing a statutory ground. Portsmouth 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 for responding to, investigating, and repairing damp, mould, and HHSRS hazards. Portsmouth's Victorian and Edwardian terraced housing stock in Southsea, Fratton, and Buckland carries elevated compliance risk
- 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 from £30,000 to £40,000 per offence
- Rent increase via Section 13 only: Rent on a PAT can only be increased via the Section 13 notice procedure using Form 4A. Contractual rent-review clauses in PAT agreements are unenforceable
Portsmouth City Council HMO and property licensing
Portsmouth City Council operates mandatory HMO licensing and may operate additional or selective licensing schemes. Always verify with the council before letting:
- 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. This applies nationally. Portsmouth has a high concentration of mandatory HMOs in the Southsea and Fratton areas
- Additional HMO licensing: Portsmouth City Council may operate additional licensing for smaller HMOs (3–4 occupants from 2 or more households) in designated areas near the university. Check the Portsmouth City Council licensing portal to confirm whether your specific property or postcode is covered
- Selective licensing: Check Portsmouth City Council's current licensing map for any selective licensing designations in force. These schemes are periodically reviewed and updated
- HMO licence conditions: Portsmouth HMO licences impose conditions on maximum occupancy, room sizes, fire safety equipment (inter-connected alarms, fire doors where required), annual gas safety (CP12), and 5-yearly EICR
- Operating without a required licence is a criminal offence with civil penalties up to £30,000 and potential Rent Repayment Orders. Portsmouth City Council has been an active HMO enforcement authority
Portsmouth student landlords — Ground 4A and the new academic-year regime
Portsmouth's student HMO market is substantial and concentrated around the University of Portsmouth campus in the Guildhall Walk, Southsea, and Fratton areas. From May 2026, the legal framework changes:
- No more fixed-term student ASTs: All new student tenancies from 1 May 2026 must be Periodic Assured Tenancy Agreements. The September–August or July–June fixed-term student AST is abolished
- Ground 4A student possession: Portsmouth 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, at least 2 months' notice is given, and notice is served within the statutory window
- Ground 4A notices must be correctly timed — errors in timing or service invalidate the notice and can prevent possession. Use correctly drafted notices and ensure proof of service is kept
- Portsmouth landlords with HMO licences in student areas should check whether their licence conditions specify student occupation — this is often a prerequisite for Ground 4A availability
Awaab's Law — Portsmouth's Victorian and Edwardian housing stock
Portsmouth has a high proportion of Victorian and Edwardian terraced housing, particularly in Southsea, Fratton, Buckland, and Landport. Pre-1919 housing carries elevated damp penetration, cold bridge, and condensation risk. Awaab's Law creates mandatory repair timeframes from 1 May 2026:
- Emergency hazards: Begin investigating and start emergency repairs within 24 hours of a tenant report
- Urgent hazards (damp, mould, cold): Investigation completed and repair plan issued within the statutory period; full remediation within the second statutory period
- Non-emergency hazards: Written response to a tenant complaint within 14 days
- Portsmouth City Council's housing enforcement team can issue improvement notices and civil penalties under HHSRS powers without court proceedings
- Landlords with older terrace stock should consider pre-let damp surveys and document any pre-existing conditions with photographs at the start of each tenancy
Portsmouth landlord compliance checklist 2026
Key compliance requirements for Portsmouth landlords:
- Check whether your property requires a mandatory, additional, or selective licence — use Portsmouth City Council's licensing portal
- Obtain or renew any required licence before it expires
- 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
- Use Section 8 with the correct ground for any possession action — Section 21 is abolished
Frequently asked questions
Does the Renters' Rights Act apply to Portsmouth landlords?+
Yes. Portsmouth is in England (Hampshire) and all Renters' Rights Act 2025 provisions apply from 1 May 2026. Section 21 is permanently abolished. All new tenancy agreements must be Periodic Assured Tenancies. Rent increases require Section 13 Form 4A. Existing tenants must have received the Information Sheet by 31 May 2026. Civil penalties reach up to £40,000.
Do I need an HMO licence for my Portsmouth student let?+
Mandatory HMO licensing applies nationally for properties with 5 or more occupants from 2 or more separate households. Portsmouth City Council may also operate additional licensing for smaller HMOs (3–4 occupants) in designated areas, particularly near the University of Portsmouth. Check Portsmouth City Council's licensing portal with your property's postcode before letting. Operating without a licence is a criminal offence.
Can Portsmouth student landlords still use fixed-term tenancies in 2026?+
No. From 1 May 2026, fixed-term Assured Shorthold Tenancies are abolished. All new student tenancies must use Periodic Assured Tenancy Agreements. Academic-year possession is achieved through Ground 4A, which requires at least 2 months' notice within the statutory notice window. Ground 4A is only available for dwellings occupied wholly or mainly by full-time students.
What is the minimum notice period for a Section 8 eviction in Portsmouth?+
Notice periods vary by ground. Key periods: Ground 8 (mandatory rent arrears 2+ months) — 4 weeks; Ground 1 (owner occupation) — 2 months; Ground 1A (landlord selling) — 2 months with 6-month moratorium; Ground 4A (student possession) — 2 months within the notice window; Ground 14 (nuisance) — notice takes effect immediately. Always verify the correct period for the specific ground and serve with proof of delivery.