Swindon Landlord Compliance 2026 — Renters' Rights Act, HMO Licensing and Borough Council Obligations

Renters' Rights Act 2025 — England-wide obligations from 1 May 2026

All Swindon 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
• 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: The RRA 2025 increases maximum civil penalties 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 in new agreements are unenforceable

Swindon Borough Council HMO licensing

Swindon Borough Council administers mandatory HMO licensing for the town's significant multi-occupancy rental market.

• Mandatory HMO licensing: All properties in Swindon Borough Council's area occupied by 5 or more people forming 2 or more separate households require a mandatory HMO licence under the Housing Act 2004
• Additional HMO licensing: Check Swindon Borough Council's current position on additional licensing schemes for smaller HMOs. The council may introduce schemes covering 3–4 occupant HMOs in designated high-density rental areas. Confirm the current scheme status before letting any smaller HMO
• Selective licensing: Swindon Borough Council has explored selective licensing in areas of high private rented sector concentration. If designated, selective licensing would require all private landlords — not just HMO landlords — to hold a licence in the designated ward. Confirm current designation status on the council website
• HMO concentration areas: The town centre, Old Town, Pinehurst, and Park North areas have notable HMO concentrations. Check planning constraints before converting any property to HMO use
• Licence conditions: Swindon Borough Council HMO licence conditions specify minimum room sizes (6.51 m² single adult sleeping room), fire detection type and grade, maximum occupancy, and management standards
• Enforcement: Operating without a required HMO licence is a criminal offence. Unlicensed HMO operators cannot serve valid Ground 8 Section 8 notices and are exposed to rent repayment orders of up to 12 months' rent

Awaab's Law — Swindon housing stock context

Swindon's post-war and inter-war housing stock, including a large proportion of concrete and non-traditional construction built during the rapid expansion of the 1960s–1980s, presents specific damp and HHSRS hazard profiles. Awaab's Law creates strict response obligations for all landlords.

• Acknowledge every report in writing: All damp, mould, or HHSRS hazard reports must be acknowledged in writing. Verbal acknowledgments do not satisfy the statutory obligation
• Non-traditional construction: Swindon has a significant proportion of non-traditional construction types including Airey, Reema, and other concrete panel systems. These building types are prone to interstitial condensation and penetrating damp. Specialist surveys may be needed to identify root causes
• Investigate within the statutory period: Likely 14 days for non-emergency hazards. Identify the root cause — condensation, rising damp, or penetrating damp — before instructing repairs
• Repair within the repair period: Surface treatments do not comply with Awaab's Law. Address the underlying cause: ventilation improvement, DPC installation or reinstatement, or structural repair of the building envelope
• Emergency hazards: Burst pipes causing structural damp or other immediately dangerous conditions must be addressed within 24 hours
• Documentation: Keep complete written records of all reports, inspections, repair instructions, contractor invoices, and completion confirmations

Energy efficiency — Swindon's post-war stock and EPC Band C

The government targets EPC Band C for all new PRS tenancies in England by 2030. Swindon's housing stock presents both challenges and opportunities in meeting this target.

• Current minimum standard: All rented properties must currently achieve EPC Band E or above. Letting a sub-Band E property without a valid exemption is unlawful and carries a £5,000 per property penalty
• EPC Band C by 2030: Government policy (pending legislation) targets Band C for all new PRS tenancies by 2030 and all tenancies from 2033. Commission an EPC assessment now to understand your current rating and what works are needed
• Non-traditional construction: Properties with concrete frame or panel construction may require specialist assessment and alternative improvement pathways. Standard cavity wall insulation cannot be applied to concrete panel buildings
• Cavity wall insulation: Many of Swindon's 1960s–1980s properties have uninsulated cavity walls. Cavity wall insulation is typically the most cost-effective single improvement for EPC rating and qualifies for various grant schemes. Commission a cavity wall survey before instructing works
• Solar PV: Swindon's relatively flat topography and southerly location make solar PV a viable EPC improvement for properties with south-facing roofs. Solar PV can push a Band D property to Band C in combination with other measures
• Exemptions: Where the cost of improvement exceeds the applicable cost cap (expected to be set when the MEES Band C legislation is laid), landlords may apply for a cost cap exemption. Register on the national PRS Exemptions Register before claiming any exemption

Section 8 possession in Swindon — key grounds post-RRA 2025

With Section 21 abolished from 1 May 2026, all Swindon landlords must use Section 8 and a valid Schedule 2 ground for possession. The main grounds used in Swindon's market are:

• Ground 8 — rent arrears (mandatory): Three months' arrears at date of notice AND at date of hearing. Threshold has increased from two to three months under the RRA 2025. Landlord must have a valid HMO licence (if applicable) to use Ground 8
• Ground 8A — persistent arrears (mandatory): New ground introduced by RRA 2025. Tenant has been in arrears of at least 2 months' rent on 3 or more occasions in the previous 3 years
• Ground 1 — landlord own occupation (mandatory): Landlord or close family member intends to occupy as principal home. Two months' notice required; property cannot be re-let for 12 months after possession
• Ground 1A — sale (mandatory): Landlord intends to sell with vacant possession. Four months' notice required; property cannot be re-let for 12 months. Sale must be evidenced
• Ground 14 — anti-social behaviour (discretionary/mandatory): Where ASB is serious and persistent. Mandatory threshold requires conviction for a serious offence
• Ground 6 — redevelopment (mandatory): Landlord intends to demolish or substantially reconstruct the property and cannot do so with the tenant in occupation

Key documents Swindon 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 Swindon lettings from 1 May 2026
• Section 8 Notice (Form 3A): Renters' Rights Act 2025 compliant Form 3A — updated for all mandatory and discretionary grounds
• 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: Required for all existing tenants by 31 May 2026 to avoid £7,000 penalties

Frequently asked questions