Sunderland is one of the northeast's largest private rented cities by volume, with a market driven by the University of Sunderland (~15,000 students), NHS and public sector workers, and a substantial benefit-claimant tenancy base. Sunderland City Council operates one of the most extensive selective licensing regimes in the region, covering large areas of the city's private rented sector. From 1 May 2026, the Renters' Rights Act 2025 adds national obligations on top of existing local requirements.
This guide covers compliance for landlords operating across Sunderland — from student HMOs near the city centre campus to family lets in Washington, Houghton-le-Spring, and the east end.
Renters' Rights Act 2025 — England-wide obligations from 1 May 2026
All Sunderland 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 is via Section 8 using 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
- Awaab's Law in force: Mandatory statutory timeframes for responding to, investigating, and repairing damp, mould, and other HHSRS hazards
- 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
- Civil penalties up to £40,000: The RRA 2025 increases the maximum civil penalty for PRS non-compliance to £40,000 per offence
- 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 are unenforceable
Sunderland selective licensing — designated areas
Sunderland City Council operates selective licensing across designated wards. Operating without a licence in a designated area is a criminal offence carrying an unlimited fine and potential rent repayment orders.
- Scheme coverage: Sunderland's selective licensing covers large parts of the city's private rented sector, including inner-city wards with high PRS density and areas with above-average deprivation. Always check the Sunderland City Council licensing portal with your property's postcode before letting
- Licence fee: Selective licensing fees in Sunderland vary by scheme — confirm the current fee schedule on the Sunderland City Council website. Multi-property discounts may be available for accredited landlords
- Licence conditions: Licence holders must maintain the property to a prescribed standard, respond to tenant complaints within specified timescales, carry out gas and electrical safety checks, and demonstrate satisfactory property management
- Mandatory HMO licensing: All HMOs with 5 or more occupants forming 2 or more households require a mandatory HMO licence under the Housing Act 2004, regardless of selective licensing status
- Penalties for non-compliance: Operating without a required selective licence is a criminal offence. Civil penalties under the Housing and Planning Act 2016 can reach up to £30,000 in addition to criminal prosecution. Rent Repayment Orders of up to 12 months' rent may also be sought by tenants
- Student HMOs: Student HMOs near the University of Sunderland city centre campus may require both a selective licence (if in a designated ward) and a mandatory or additional HMO licence — check both requirements
Awaab's Law — Sunderland context
Sunderland has a high proportion of older terraced and semi-detached housing stock, much of which has solid walls, ageing roof coverings, and outdated thermal performance. Damp and mould are prevalent in this housing stock, making Awaab's Law obligations particularly significant for Sunderland landlords.
- Written acknowledgment required: Respond to every damp, mould, or HHSRS hazard report in writing. Verbal acknowledgments do not satisfy the statutory obligation
- Inspection within prescribed period: Inspect the property within the investigation period set by regulations — typically within 14 days for a non-emergency hazard
- Repair within repair period: Once a hazard is identified, repair it within the statutory period. Surface treatment of mould alone is insufficient — root cause moisture ingress must be addressed
- Emergency hazards: Emergency hazards (e.g., severe water ingress, gas leaks causing CO risk) must be addressed within 24 hours or immediately in life-threatening situations
- Sunderland City Council enforcement: The Council's housing standards team actively enforces HHSRS standards. Awaab's Law non-compliance may trigger civil penalty proceedings, improvement notices, or prohibition orders
- Maintain a repair log: Document every report, inspection, remedial action, and completion date. This log is essential for demonstrating compliance in any civil penalty proceedings
Section 8 possession in Sunderland
With Section 21 abolished, Sunderland landlords must rely on Section 8 grounds for all possession claims. Sunderland County Court processes possession claims — plan for hearing delays of several months.
- Ground 1A (landlord intends to sell): 2 months' notice; 6-month moratorium from tenancy start; Information Sheet must have been served
- Ground 8 (mandatory rent arrears): At least 2 months' arrears at notice date and hearing date; 4 weeks' notice. Not available if HMO is unlicensed
- Ground 8A (persistent arrears): Arrears of at least 3 months on 3 separate occasions in 3 years; 4 weeks' notice. New ground under RRA 2025
- Ground 14 (nuisance/ASB): Immediate notice; discretionary. Evidence from police incident references, neighbour statements, or Sunderland City Council ASB records required
- Ground 10 and 11 (other arrears): Discretionary grounds for lower levels of arrears — court has discretion to refuse possession even if ground is proved
- Form 3A compliance: All Section 8 notices must use Form 3A and fully particularise the grounds. Defective notices are struck out without a hearing
2026 Sunderland landlord compliance checklist
Use this checklist as a minimum compliance reference — each item is a legal obligation:
- Selective licensing: check the Sunderland City Council designation maps; hold a valid licence if your property is in a designated ward
- HMO licensing: obtain mandatory HMO licence for all HMOs with 5+ occupants and 2+ households
- New tenancy agreements: use a Periodic Assured Tenancy Agreement from 1 May 2026
- Information Sheet: serve the RRA 2025 Information Sheet on all existing tenants by 31 May 2026
- Awaab's Law log: set up a written hazard reporting and repair log
- Gas Safety Certificate: renew annually; must be in place before and throughout the tenancy
- EICR: current within 5 years; provide to tenants within 28 days of request
- EPC: minimum E rating; check certificate is current (valid 10 years)
- Deposit protection: protect and prescribe information within 30 days of receipt
- Right to Rent: check all adult occupants' immigration status before tenancy start
- Smoke and CO alarms: smoke detector on every floor; CO alarm in every room with a combustion appliance
Frequently asked questions
Do I need a selective licence to rent in Sunderland in 2026?+
It depends on your property's ward. Sunderland City Council operates extensive selective licensing across the city. Check the current designation maps and postcode tool on the Sunderland City Council website. Operating without a required licence is a criminal offence carrying an unlimited fine and potential Rent Repayment Orders.
What happens if I ignore damp reports from my Sunderland tenant in 2026?+
Under Awaab's Law (in force from 1 May 2026), failing to respond to, investigate, and repair a damp or mould hazard within the statutory timeframes is a criminal offence. Sunderland City Council can issue civil penalties, improvement notices, or prohibition orders. The tenant may also apply for a Rent Repayment Order.
Can I still use Section 21 to evict a tenant in Sunderland in 2026?+
No. Section 21 no-fault eviction notices are unlawful for all tenancies in England from 1 May 2026 under the Renters' Rights Act 2025. Possession must be via a Section 8 notice citing one or more of the revised Schedule 2 statutory grounds. Existing Section 21 notices served before 1 May 2026 may have continued validity for a transitional period — seek specialist legal advice.
Do I need a mandatory HMO licence for a 5-person student let in Sunderland?+
Yes. A property occupied by 5 or more persons forming 2 or more households is a mandatory HMO and requires a licence under the Housing Act 2004. This applies nationwide, including Sunderland. Operating an unlicensed mandatory HMO is a criminal offence. If you are also in a selective licensing area, you need both licences.