HMO and the Renters Rights Act: What Changed for HMO Landlords

Running an HMO after 1 May 2026 is more complicated than running a standard buy-to-let. The Renters Rights Act 2025 applies to all private landlords in England, but HMOs have layers that single-tenancy properties do not. More tenants means more notices, more Form 4As, more information sheets, and a possession strategy that needs to work at tenancy level rather than property level.

Here is what changed, what stayed the same, and what every HMO landlord needs to have in order.

Section 8 is the Only Route to Possession

Section 21 notices no longer exist. From 1 May 2026, every possession claim must go through Section 8 of the Housing Act 1988, citing one or more specific grounds.

For HMO landlords, the grounds that come up most often are:

Ground 8 (mandatory, rent arrears): The threshold increased from two months to three months under the RRA. A tenant must owe at least three months' rent (or 13 weeks' if they pay weekly or fortnightly) both at the time the notice is served and at the date of the court hearing. If arrears fall below three months before the hearing, Ground 8 fails. Many landlords also serve notice under Ground 10 alongside it. Ground 10 is discretionary and applies where any rent is unpaid at both stages, so it provides a fallback if the tenant part-pays to avoid the mandatory threshold. Notice period: 4 weeks for both grounds.

Ground 1 (mandatory, landlord or close family moving in): If you or a close family member (parent, grandparent, sibling, child, or grandchild) intend to occupy the property as their only or principal home, Ground 1 is available. The notice period is 4 months. The notice cannot expire within the first 12 months of the tenancy, meaning you may need to give more than 4 months' notice on a recently started tenancy. In an HMO context, this ground applies to the property as a whole; you cannot use it to remove one room tenant while keeping others.

Ground 1A (mandatory, landlord intends to sell): Where you intend to sell with vacant possession, Ground 1A gives you a mandatory right to possession on 4 months' notice. After taking possession on this ground, there are restrictions on re-letting the same property for 12 months. Applies per property, not per room.

Ground 14 (discretionary, anti-social behaviour): No minimum notice period is required. You can apply to court immediately. The court must weigh the severity of the behaviour, how it affects other tenants sharing facilities, and what steps the landlord took to address it. For HMOs, where ASB in one room affects the whole house, Ground 14 is often the most practical tool.

Frequently Asked Questions

Does the Renters Rights Act apply to HMOs?

Yes. The Renters Rights Act 2025 applies to all assured tenancies in England, including individual tenancies within HMOs. Every tenancy in an HMO converted to a rolling assured periodic tenancy from 1 May 2026. Fixed-term tenancies can no longer be created. Section 21 is abolished, and Section 8 is the only route to possession.

What Section 8 grounds matter most for HMO landlords?

The key mandatory grounds are: Ground 8 (rent arrears, 3 months at time of notice and at hearing, 4 weeks' notice), Ground 1 (landlord or close family wants to occupy, 4 months' notice), Ground 1A (landlord intends to sell, 4 months' notice), and Ground 7A (serious antisocial behaviour with criminal conviction, immediate). Ground 4A is a separate mandatory ground for student HMOs only, enabling academic-year possession.

What is the difference between a joint tenancy and a room-by-room tenancy in an HMO post-RRA?

A joint tenancy gives all occupants one tenancy agreement. All joint tenants are jointly and severally liable. One tenant serving notice to quit ends the tenancy for all. A single Form 4A covers a rent increase for the whole property. In a room-by-room arrangement, each occupant has a separate tenancy. Each tenancy is independent: one tenant's arrears do not affect others, each tenant needs their own Form 4A for a rent increase, and each must receive their own RRA information sheet.

Do I need to serve a separate RRA information sheet to each tenant in an HMO?

Yes. The requirement applies per tenancy, not per property. In a six-bedroom HMO with six individual tenancy agreements, you needed to serve six information sheets by 31 May 2026. Each sheet must be a hard copy or a PDF attachment sent directly to the individual tenant. A link to the document does not satisfy the obligation. The penalty for non-service is up to £7,000 per tenancy.

Does the Renters Rights Act change HMO licensing?

No. HMO licensing obligations are unchanged. Mandatory licensing still applies to any property with 5 or more occupants from 2 or more households. Additional and selective licensing schemes continue independently. The RRA sits on top of licensing, it does not replace or modify it.