The Renters’ Rights Act and HMOs:

The implications of the Renters’ Rights Act for landlords operating houses in multiple occupation (HMOs) were examined in detail during a recent webinar delivered by the National Residential Landlords Association (NRLA).

The session focused on practical application rather than headlines, explaining how the new legislation will operate in day-to-day management. While the Act contains very few provisions specifically aimed at HMOs, its wider structural reforms – including the removal of fixed-term tenancies and abolition of section 21 notices – are expected to significantly affect shared housing arrangements.

The webinar explored how landlords can ensure tenancy arrangements continue to function effectively after 1 May, covering tenancy endings, managing antisocial behaviour, and starting replacement tenancies under the new framework. A live Q&A followed the presentation, addressing common concerns raised by landlords.

Below is a summary of several of the most frequently raised points discussed during the session.

Changes specifically affecting HMOs

The Renters’ Rights Act does not amend existing HMO licensing or management regulations. However, its core reforms apply across the private rented sector and therefore impact HMOs in the same way as other residential lettings.

In practice, these changes may be felt more acutely in shared accommodation due to multiple occupants and differing tenancy intentions.

If one tenant gives notice

The effect depends on the tenancy structure.

For joint and several tenancies, valid notice served by a single tenant ends the tenancy for all occupants, even if the remaining tenants wish to stay. In such cases, the remaining tenants would need to agree a new tenancy if they intend to remain in the property.

If occupants remain after the notice expires without a replacement agreement, possession can be sought through the courts on the basis that the tenancy has already ended.

For room-only agreements, notice given by one tenant only ends that individual tenancy and does not affect the agreements for other occupants.

Valid notice requirements

Under the Act, tenants must generally give a minimum of two months’ notice unless a shorter period is agreed with the landlord.

Notice may be served using any written form of communication, including text message or messaging applications such as WhatsApp. Landlords cannot restrict the communication method, although they may specify who notice should be sent to, for example a managing agent.

For validity, notice must expire on either the first or last day of a rental period.

Pet requests in HMOs

Blanket bans on pets are not permitted and the Act does not change this position.

Tenants are given a legal right to request permission for a pet, which cannot be unreasonably refused. In HMOs there may be legitimate grounds to refuse — for example allergies of other occupants or lack of space — but each request must be considered individually rather than through a general prohibition.