Salford is a rapidly changing city. MediaCityUK (home to BBC and ITV North) has driven significant regeneration in Ordsall and Salford Quays, while the University of Salford generates substantial student demand across Peel Park, Weaste, and Seedley. Salford City Council has operated extensive selective licensing across inner-city wards with high PRS density for several years — making licensing compliance a particularly significant obligation for Salford landlords.
From 1 May 2026, the Renters' Rights Act 2025 adds a new national compliance layer. This guide covers both the national RRA 2025 obligations and the Salford-specific licensing context every landlord in the city needs to understand.
Renters' Rights Act 2025 — national obligations from 1 May 2026
All private landlords in Salford must comply with the following national changes from 1 May 2026:
- Section 21 abolished: No-fault eviction notices served on or after 1 May 2026 are unlawful. Serving a Section 21 is now a criminal offence. All possession must be via Section 8 citing an approved Schedule 2 ground
- Periodic Assured Tenancy required: All new private residential tenancies from 1 May 2026 must be Periodic Assured Tenancies (PATs). Fixed-term ASTs cannot be granted for new residential lets
- Awaab's Law: Mandatory response timescales for damp, mould, and HHSRS hazards apply to all PRS properties. Salford's substantial stock of pre-war terraced housing makes this particularly relevant
- Information Sheet obligation: Landlords with existing tenancies on 1 May 2026 were required to serve the Renters' Rights Act Information Sheet on all named tenants by 31 May 2026 (penalty: up to £7,000 per tenancy)
- Pet requests: PAT tenants have the right to request a pet in writing. Landlords must respond within 42 days
- Section 13 rent increases only: Rent review clauses in PATs are void. All increases must use Form 4A (Section 13 notice) with at least two months' notice
- Mandatory ombudsman: All private landlords in England must join an approved landlord ombudsman scheme. Civil penalties up to £40,000 apply for non-compliance
- Private Landlord Database: Landlords will be required to register on the Private Landlord Database (property portal) when registration opens. Non-registration will be a civil offence
Salford City Council — selective and HMO licensing
Salford City Council operates one of the most extensive selective licensing schemes in Greater Manchester. Multiple inner-city wards are designated — landlords must check their specific property address against the current designation before letting.
- Selective licensing: Salford City Council has designated multiple inner-city wards for selective licensing — historically covering areas including Ordsall, Langworthy, Pendleton, Weaste and Seedley, Winton, and Eccles. Landlords of standard single-let properties in designated areas must hold a selective licence
- Mandatory HMO licensing: All HMOs with 5 or more persons forming 2 or more households require a mandatory HMO licence. This applies across the whole of Salford city
- Additional HMO licensing: Salford has operated additional HMO licensing for smaller HMOs (below the mandatory threshold). Check the current scheme designation for HMOs with 3 or 4 occupants
- University of Salford: The university generates significant student HMO demand around Peel Park, Weaste, and Pendleton. Student HMO landlords must comply with relevant licensing schemes and must now use PAT Agreements
- MediaCityUK demand: The Salford Quays and Ordsall area has seen significant PRS demand growth from media and creative sector workers. Properties in this area are increasingly subject to selective licensing designation
- Licence conditions: Salford's selective and HMO licence conditions include maintenance standards, management requirements, tenancy documentation, and gas/electrical safety obligations
- Enforcement: Salford City Council has an active Private Sector Housing team. Unlicensed properties are subject to civil penalties, Rent Repayment Orders (from tenants), and revocation of future licence eligibility
Awaab's Law and Salford housing stock
Salford's PRS includes a high proportion of Victorian and Edwardian terraced properties — many solid-walled and prone to condensation damp. Awaab's Law imposes enforceable repair obligations regardless of the building's structural limitations.
- Written acknowledgement required: All damp, mould, and HHSRS hazard reports must be acknowledged in writing. Verbal responses do not satisfy the statutory requirement
- Investigation period: A physical inspection must be completed within the statutory investigation period — typically 14 days for a non-emergency hazard
- Repair period: All remedial works must be completed within the statutory repair period, addressing root causes not just cosmetic symptoms
- Emergency response: 24-hour response required for emergency hazards; immediate action for life-threatening situations
- Solid-wall properties: Many Salford terraces cannot receive cavity-wall insulation. Compliant solutions include mechanical ventilation with heat recovery (MVHR), positive input ventilation (PIV), and secondary or triple glazing — painting over mould is not compliant
- Salford enforcement: Salford City Council's Environmental Health team actively enforces housing standards and has received central government funding for proactive HMO inspections. Keep a written log of every hazard report, inspection, and repair
Section 8 possession in Salford — post Section 21
With Section 21 abolished, all possession in Salford is via Section 8. Manchester County Court (covering Salford) processes possession claims — early filing is recommended given court capacity.
- Ground 8 (mandatory rent arrears): At least 2 months' rent owed at notice date and hearing date — court must grant possession
- Ground 8A (persistent arrears): Arrears of at least 3 months on 3 occasions in 3 years — new mandatory ground under the RRA 2025
- Ground 1A (landlord sale): Two months' notice; 6-month moratorium; Information Sheet must have been served
- Ground 7A (ASB conviction): Mandatory possession within 6 months of conviction for a relevant offence
- Ground 14 (nuisance/ASB): Immediate notice; discretionary. Requires supporting evidence from police, council, or neighbours
- Unlicensed HMO: If your Salford HMO is unlicensed, you cannot rely on Ground 8 for rent arrears possession and your tenant may apply for a Rent Repayment Order covering up to 12 months of rent
Salford landlord compliance checklist 2026
Minimum compliance checklist for Salford landlords — all items are legal obligations:
- Selective licensing: check the Salford City Council designation map; hold a valid licence if your ward is designated
- HMO licensing: mandatory licence (5+ occupants); additional licence where the Salford scheme applies
- New tenancy agreements: use a Periodic Assured Tenancy Agreement from 1 May 2026 for all new lets
- Information Sheet: if not already served, serve the RRA 2025 Information Sheet on all existing tenants immediately
- Awaab's Law: establish a written hazard reporting and repair log
- Gas Safety Certificate (CP12): renew annually; provide copy to tenants
- EICR: current within 5 years; provide to tenants within 28 days of request
- EPC: minimum E rating; certificate valid and current
- Deposit protection: protect and prescribe information within 30 days
- Right to Rent: check all adult occupants before tenancy start
- Smoke and CO alarms: smoke alarm on every floor; CO alarm in every room with a combustion appliance
- Landlord ombudsman: join an approved scheme
Frequently asked questions
Does Salford City Council operate selective licensing in 2026?+
Yes. Salford City Council operates selective licensing across designated inner-city wards. The scheme has historically covered areas including Ordsall, Langworthy, Pendleton, Weaste and Seedley, Winton, and Eccles — but designations change. Always check the current Salford City Council designation map for your specific property address before letting. Operating without a required selective licence is a criminal offence.
Can I still serve a Section 21 notice in Salford?+
No. Section 21 was abolished across England from 1 May 2026 under the Renters' Rights Act 2025. Serving a Section 21 notice on or after 1 May 2026 is a criminal offence. All possession in Salford must now be via a Section 8 notice citing an approved Schedule 2 ground.
Do I need a selective licence if my Salford property is near MediaCityUK?+
Properties in the Ordsall ward — which includes much of the MediaCityUK/Salford Quays area — have historically been subject to Salford City Council's selective licensing scheme. You must check the current designation on the council's website for your specific property address. A selective licence is required for all standard private let residential properties in designated wards — the nature of the tenant (professional, student, etc.) does not affect the licensing requirement.
What happens if I fail to comply with Awaab's Law in Salford?+
Failure to comply with Awaab's Law obligations (acknowledge, investigate, and repair damp, mould, or HHSRS hazards within statutory timescales) can result in civil penalties from Salford City Council up to £40,000, enforcement notices, and compensation claims from affected tenants. If the property is within an HMO or selective licensing scheme, persistent non-compliance can also result in licence revocation.