Rotherham's rental market has grown substantially over the past decade, driven by the town's improving employment base, regeneration of the town centre, and affordability relative to neighbouring Sheffield. Key rental areas include the town centre, Maltby, Dinnington, Wath-upon-Dearne, and the former mining communities that make up the wider RMBC area.
Rotherham Metropolitan Borough Council administers mandatory HMO licensing for larger properties and may operate additional or selective licensing in designated areas. The Renters' Rights Act 2025 adds national obligations from 1 May 2026: Section 21 abolition, Periodic Assured Tenancy Agreements as the only permitted new tenancy form, Awaab's Law, and civil penalties up to £40,000.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Rotherham 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 in force: Mandatory statutory timeframes for responding to, investigating, and repairing damp, mould, and other HHSRS hazards in all private rented properties
- 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: Maximum civil penalties for PRS non-compliance rise 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), once every 12 months
Rotherham Metropolitan Borough Council HMO licensing
Rotherham Metropolitan Borough Council (RMBC) administers HMO licensing across the borough.
- Mandatory HMO licensing: All Rotherham properties occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004. Applications must be made to RMBC before the property is occupied as an HMO
- Additional HMO licensing: RMBC may designate additional licensing schemes covering smaller HMOs in areas with higher private rented concentrations. Check the current licensing register before letting any property as an HMO
- Selective licensing: RMBC may designate selective licensing areas in which all private landlords must hold a licence regardless of property size. Confirm the current position before letting in any area of the borough
- HMO licence conditions: Rotherham HMO licences specify minimum room sizes (6.51 m² for a single adult sleeping room), fire detection grades, fire door requirements, and maximum occupancy
- Planning — Article 4 Directions: Planning permission may be required to convert a C3 dwellinghouse to a C4 HMO in any Article 4 Direction areas designated by RMBC. Check the planning portal before acquiring or converting any property
Awaab's Law — damp and mould obligations for Rotherham landlords
Rotherham's housing stock includes many properties with a history of damp. Awaab's Law introduces mandatory statutory timeframes from 1 May 2026.
- Emergency hazards — 24 hours: Begin emergency work within 24 hours of notification of an emergency hazard
- Urgent repairs — 7 days: Investigate and issue a repair plan within 7 days for serious damp, mould, or HHSRS Category 1 hazards
- Non-urgent repairs — 28 days: Assess and communicate a remediation schedule within 28 days for other significant hazards
- Legacy housing stock risk: Older terraced and ex-council properties in Rotherham are susceptible to condensation, rising damp, and penetrating damp. Proactive maintenance reduces Awaab's Law risk
- Documentation required: All damp and mould reports, inspections, and repair schedules must be documented in writing and retained for the duration of the tenancy
Section 21 abolition — what Rotherham landlords must do now
From 1 May 2026, all possession must be via Section 8. The key grounds Rotherham landlords should know are:
- Ground 1A (sale): 4 months' notice — genuine intention to sell the property
- Ground 1 (landlord or family occupation): 4 months' notice — landlord or specified family member intends to occupy as principal home
- Ground 8 (persistent arrears): 4 weeks' notice — tenant has at least 2 months' arrears at notice and at the hearing
- Ground 14 (anti-social behaviour): Immediate notice — tenant or visitor causing or likely to cause nuisance or annoyance
- PAT agreement required: All new tenancies from 1 May 2026 must use a Periodic Assured Tenancy Agreement to enable correct Section 8 notice service
Deposit protection and tenancy administration — Rotherham
Rotherham landlords must comply with deposit protection rules and serve all required documentation.
- Approved scheme within 30 days: Deposits must be protected in the DPS, MyDeposits, or TDS within 30 days of receipt
- Prescribed information: The prescribed information document must be served on the tenant and any relevant person within 30 days
- Maximum deposit — 5 weeks' rent: For tenancies with annual rent below £50,000, the maximum deposit is 5 weeks' rent
- Holding deposit cap — 1 week: Holding deposits are capped at 1 week's rent under the Tenant Fees Act 2019
- Penalties for non-protection: Unprotected deposits expose landlords to court orders plus penalties of 1–3 times the deposit amount
Gas and electrical safety — Rotherham landlord requirements
Rotherham landlords must maintain and certify all gas and electrical installations.
- Gas Safety Certificate annually: All gas appliances and installations must be checked by a Gas Safe registered engineer every 12 months. The CP12 record must be given to tenants within 28 days
- EICR every 5 years: An Electrical Installation Condition Report must be produced by a qualified electrician at least every 5 years and given to tenants before occupation
- Smoke alarms on every storey: A working smoke alarm must be present on every storey used as living accommodation, tested at the start of each tenancy
- CO alarms required: Carbon monoxide alarms mandatory in rooms with solid fuel appliances and gas boilers (properties let from October 2022)
- HMO fire safety: RMBC HMO licences may require hardwired interlinked fire detection, emergency lighting, and fire doors
Rotherham landlord compliance checklist 2026
Key actions for Rotherham landlords in 2026:
- Obtain or renew HMO licence from RMBC for 5+ person / 2+ household properties
- Check whether your Rotherham property falls within an additional or selective licensing area
- Issue RRA 2025 Information Sheet to all existing tenants by 31 May 2026
- Transition all new tenancies from 1 May 2026 to PAT agreements
- Use Section 8 and correct Schedule 2 grounds for all possession claims from 1 May 2026
- Protect deposits within 30 days and serve prescribed information
- Maintain valid EPC (minimum E), Gas Safety Certificate, and EICR
- Conduct right to rent checks for all adult occupants
- Record all damp/mould reports and respond within Awaab's Law statutory timeframes
Frequently asked questions
Is Section 21 still valid in Rotherham in 2026?+
No. Section 21 was abolished from 1 May 2026 under the Renters' Rights Act 2025. Rotherham landlords must use Section 8 and the appropriate Schedule 2 ground for all possession claims.
Do I need an HMO licence for my Rotherham rental property?+
Mandatory HMO licensing applies if your Rotherham property has 5 or more occupants from 2 or more separate households. Rotherham Metropolitan Borough Council may also operate additional and selective licensing in designated areas. Check the current register before letting.
What does Awaab's Law mean for Rotherham landlords?+
Awaab's Law requires all private landlords to respond to damp and mould within statutory timeframes: emergency hazards within 24 hours, serious damp/mould within 7 days, other hazards within 28 days. Failure to respond is a civil offence with penalties up to £40,000.
What tenancy agreement do I need for new Rotherham lets from May 2026?+
All new private residential tenancies in England from 1 May 2026 must use a Periodic Assured Tenancy Agreement. LetSafe UK provides RRA 2025-compliant PAT agreements for Rotherham and South Yorkshire landlords.