Stoke-on-Trent City Council operates HMO licensing under the Housing Act 2004 and may operate additional or selective licensing in designated areas. The Renters' Rights Act 2025 adds a national compliance layer that applies to all Stoke-on-Trent landlords — abolishing Section 21 for all new tenancies from 1 May 2026, requiring Periodic Assured Tenancy Agreements for all new lettings, and raising civil penalties to up to £40,000 per offence.
Stoke-on-Trent's high-yield PRS market and older Victorian housing stock create a distinctive compliance environment. The prevalence of solid-wall terraced housing, inadequate heating systems, and condensation-related damp across the six towns makes Awaab's Law one of the most operationally significant compliance changes for local landlords in 2026. Stoke-on-Trent City Council has been an active housing enforcement authority.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
The following apply to all private landlords in England, including Stoke-on-Trent, 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 under the revised Housing Act 1988 Schedule 2
- Periodic Assured Tenancy Agreement required: All new tenancies from 1 May 2026 must use a Periodic Assured Tenancy (PAT) Agreement. Fixed-term ASTs are no longer available for new grants
- Awaab's Law in force: Mandatory statutory timeframes apply for responding to, investigating, and repairing damp, mould, and HHSRS hazards. Stoke-on-Trent's extensive Victorian terraced stock 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 may 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 raised 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 raised using a Section 13 notice and Form 4A. Contractual rent-review clauses are unenforceable
Stoke-on-Trent City Council HMO and property licensing
Stoke-on-Trent City Council operates HMO licensing and may operate additional and selective licensing schemes across the city's six towns:
- 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. Stoke-on-Trent has active HMO stock near Staffordshire University's Stoke campus and in inner-city town areas
- Additional HMO licensing: Stoke-on-Trent City Council may operate additional licensing for smaller HMOs (3–4 occupants from 2 or more households) in designated areas. Check the council's housing licensing portal or enforcement team for current scheme coverage
- Selective licensing: Verify with Stoke-on-Trent City Council whether any selective licensing schemes are in force in your property's area. Stoke has operated selective licensing schemes in parts of the city and schemes may be active or under consultation in 2026
- HMO licence conditions: Stoke HMO licences impose conditions on occupancy limits, room sizes, fire safety equipment (inter-connected alarms, fire doors), annual gas safety (CP12), and 5-yearly EICR
- Operating without a required licence is a criminal offence. Civil penalties up to £30,000 apply (up to £40,000 for RRA offences). Tenants can apply for a Rent Repayment Order covering up to 12 months' rent
Awaab's Law — Stoke-on-Trent's Victorian terraced stock and enforcement risk
Stoke-on-Trent has one of the highest proportions of Victorian terraced housing in England in its private rented sector. The six towns — particularly Hanley, Burslem, Longton, Fenton, and Stoke — contain large numbers of pre-1919 terraced properties with solid walls, older heating systems, and known damp and condensation issues. 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
- Stoke-on-Trent City Council's housing enforcement team can issue improvement notices, prohibition orders, and civil penalties under HHSRS powers without court proceedings
- Stoke landlords with older terrace stock should carry out pre-let damp assessments and keep comprehensive written records of all tenant hazard reports, inspections, and repair completions
- The combination of high PRS density in Victorian stock and active council enforcement creates an elevated Awaab's Law compliance risk environment for Stoke landlords
Stoke-on-Trent landlord compliance checklist 2026
Key compliance requirements for Stoke-on-Trent landlords:
- Check whether your property requires a mandatory, additional, or selective licence — use Stoke-on-Trent 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 — Stoke's solid-wall terrace stock may require improvements to reach E
- 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 — keep written records
- 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 Stoke-on-Trent landlords?+
Yes. Stoke-on-Trent is in England (Staffordshire) 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 Stoke-on-Trent rental property?+
Mandatory HMO licensing applies nationally for properties with 5 or more occupants from 2 or more separate households. Stoke-on-Trent City Council may also operate additional or selective licensing in designated areas. Check the council's housing licensing portal with your property postcode before letting. Operating without a required licence is a criminal offence, with civil penalties up to £30,000 and potential Rent Repayment Orders.
Why is Awaab's Law particularly significant for Stoke-on-Trent landlords?+
Stoke-on-Trent has one of the highest concentrations of Victorian terraced housing in England's private rented sector. Pre-1919 solid-wall terrace properties in Hanley, Burslem, Longton, and Fenton are prone to cold penetration, condensation mould, and damp. Awaab's Law requires landlords to respond to, investigate, and repair these hazards within mandatory statutory timeframes from 1 May 2026. Failure carries civil penalties. Stoke-on-Trent City Council is an active housing enforcement authority.
What Section 8 notice period applies in Stoke-on-Trent?+
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 14 (nuisance) — notice takes effect immediately. Always check the correct period for the specific ground used and serve the notice with proof of delivery.