Rochdale Borough Council oversees a mixed private rented sector, with a significant proportion of older terrace properties across the borough. The borough includes Rochdale town centre, Heywood, Middleton, Milnrow, Littleborough, and Wardle. Selective licensing and additional HMO licensing have been active in parts of the borough in previous years — landlords should confirm current designation status with the council.
From 1 May 2026, the Renters' Rights Act 2025 adds England-wide national obligations: Section 21 no-fault eviction is abolished, all new tenancies must use Periodic Assured Tenancy Agreements, and Awaab's Law mould and damp timeframes apply. Rochdale landlords with existing tenancies were required to deliver the RRA 2025 Information Sheet to all named tenants by 31 May 2026.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Rochdale 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 and void. All possession must use Section 8 and one of the revised Schedule 2 grounds
- 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 in force: Mandatory statutory timeframes for acknowledging, investigating, and repairing damp, mould, and HHSRS hazards — critical for Rochdale's older housing stock
- Information Sheet obligation: Every landlord with an existing tenancy as at 1 May 2026 must have delivered the official RRA 2025 Information Sheet to every named tenant by 31 May 2026. Penalty: up to £7,000 per tenancy. If not yet served, serve immediately
- 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: Maximum civil penalties for PRS non-compliance increased to £40,000 per offence under the RRA 2025
- 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
Rochdale Borough Council HMO licensing
Rochdale Borough Council administers HMO licensing for the borough. Landlords of multi-occupancy properties must confirm current licensing requirements before letting.
- Mandatory HMO licensing: All properties in Rochdale Borough occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004
- Additional licensing: Rochdale Borough Council has operated additional HMO licensing in parts of the borough in the past. Landlords of smaller HMOs (3–4 occupants) should confirm current additional licensing designations with the council — additional licensing areas can be extended or redesignated at any time
- Selective licensing: Rochdale has operated selective licensing in specific areas of the borough. Selective licensing requires all private landlords in designated areas (not just HMO landlords) to hold a licence. Confirm current designations with Rochdale Borough Council — selective licensing boundaries can be redrawn
- Licence conditions: HMO licence conditions specify minimum room sizes (6.51 m² single adult, 10.22 m² for two), fire detection (typically Grade D LD2 interlinked alarms), emergency lighting, and maximum occupancy
- No-licence bar: Operating an unlicensed HMO is a criminal offence. Unlicensed HMO landlords cannot serve valid Section 8 notices on Ground 8 (rent arrears) and face Rent Repayment Orders of up to 12 months' rent. Civil penalties for operating without a licence can reach £30,000
- HMO registration before letting: Apply for an HMO licence before the property is occupied — retrospective licensing is possible but landlords remain criminally exposed for any unlicensed period
Awaab's Law — Rochdale context
Rochdale has significant concentrations of pre-1919 terrace housing — solid brick walls, suspended timber ground floors, and limited thermal insulation. These property types are highly susceptible to condensation-related damp and mould. Awaab's Law creates strict statutory obligations that Rochdale landlords cannot avoid regardless of property age.
- Acknowledge every damp/mould report in writing: All reports must be acknowledged in writing within the statutory period. Verbal acknowledgments do not satisfy the obligation
- Investigate within 14 days: Attend the property, inspect, identify the root cause (condensation, rising damp, penetrating damp, defective plumbing), and document findings in writing
- Repair within the statutory period: Address the underlying cause — not just the visible mould. In solid-wall terrace properties this often means improving ventilation, addressing thermal bridging, or resolving penetrating damp from failing pointing
- Emergency hazards — 24 hours: Structural damp from burst pipes, CO risk, or other immediately dangerous conditions must be addressed within 24 hours
- Document all steps: Keep records of reports, inspection visits, repair instructions, invoices, and completion dates. These are essential evidence for any Rochdale Borough Council enforcement action or Rent Repayment Order defence
- Rochdale's older stock: Rochdale town centre and the Spotland, Deeplish, and Kirkholt areas have concentrations of older terrace properties with known damp issues. Landlords with properties in these areas should conduct proactive damp surveys before Awaab's Law enforcement begins
Selective licensing — Rochdale landlord obligations
Rochdale Borough Council has designated selective licensing areas in the past. Landlords of any property (not just HMOs) in a selective licensing designation must hold a selective licence before letting.
- Check current designation: Selective licensing designations must be confirmed with Rochdale Borough Council before letting. Designations are published by the council and must be registered before the property is let
- Selective licence conditions: Selective licences include conditions about the management of the property, tenant referencing, gas safety, EICR, and response to antisocial behaviour. Breach of licence conditions is a criminal offence
- Licence fee: Selective licences carry a fee payable to Rochdale Borough Council. Landlords can sometimes obtain a discount for early application or prior accreditation
- RRA 2025 interaction: The RRA 2025 increases civil penalties and Rent Repayment Order exposure. A selective licence breach now carries greater financial risk than in previous years — the civil penalty regime under RRA 2025 can be stacked with selective licensing penalties
- Accreditation: Rochdale Borough Council, like many Greater Manchester authorities, recognises the Greater Manchester Landlord Accreditation scheme. Accredited landlords may benefit from reduced licence fees and streamlined processing
Energy Performance and MEES
All privately rented properties in England must hold an EPC with a minimum Band E rating before a new tenancy is granted. Rochdale's older housing stock frequently falls below Band C, making energy compliance a key issue for 2026 and beyond.
- Current standard — EPC Band E: All Rochdale rented properties must hold a valid EPC (minimum Band E) before a new tenancy is granted. Letting below Band E without a registered exemption carries a civil penalty of up to £30,000
- 2030 target — EPC Band C: Government policy targets EPC Band C for all PRS properties by 2030. Rochdale's older terrace stock will require insulation, heating, and sometimes window improvements to reach Band C
- Warm Homes Plan: The government's Warm Homes Plan provides grant funding for energy efficiency improvements in private rented properties. Rochdale landlords should investigate eligibility through local authority referrals and the ECO4 scheme
- Register exemptions early: Where the cost of reaching Band C exceeds the cost cap (currently £3,500 per property) or where improvement works would devalue the property, register an exemption on the national PRS Exemptions Register before the property is let
Key documents Rochdale 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 Rochdale lettings from 1 May 2026
- Section 8 Notice (Form 3A): RRA 2025 compliant Form 3A — updated for all revised grounds including Ground 8A (persistent arrears) and Ground 1A (landlord sale)
- 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: If not yet served to existing tenants, serve immediately — the 31 May 2026 deadline has passed and every day of delay extends the period of non-compliance
Frequently asked questions
Does Rochdale have selective licensing in 2026?+
Rochdale Borough Council has operated selective licensing in designated areas in the past. Landlords must check current designations directly with the council — licensing boundaries and designations can change. Operating without a required selective licence is a criminal offence, and the RRA 2025 has significantly increased the financial consequences of licensing non-compliance.
Do Rochdale landlords need to join a landlord accreditation scheme?+
Accreditation is not a legal requirement in Rochdale, but the Greater Manchester Landlord Accreditation scheme is recognised by Rochdale Borough Council and may reduce selective licensing fees. The PRS Ombudsman (mandatory for all England landlords under the RRA 2025) is a separate requirement.
What does Awaab's Law mean for my Rochdale terrace property?+
Awaab's Law requires Rochdale landlords to acknowledge damp and mould reports in writing, investigate within approximately 14 days, and repair the underlying cause within a statutory repair period. Solid-wall terrace properties in Rochdale often suffer from condensation and penetrating damp — surface mould treatment without addressing root cause does not satisfy the statute.
Can I still use a fixed-term tenancy for Rochdale 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. All new Rochdale lettings must use a PAT-compliant tenancy agreement.