Month: January 2026

Student Let Renewals and the Renters’ Right Act 2026

Introduction

Student HMO landlords are used to working around the academic year. September start dates, summer end dates and early renewal conversations have been the backbone of student letting for years.

From May 2026, the Renters’ Rights Act will significantly change how student lets operate. Fixed-term tenancies will be replaced by periodic tenancies, and with that comes a shift in how landlords need to think about “renewals”, notice and risk.

This article explains what’s changing, where the risks sit for student HMOs, and how landlords can adapt without losing control of their rental income.

What’s Changing Under the Renters’ Rights Act?

The Renters’ Rights Act introduces several changes that directly affect student lets.

Fixed-Term Student Tenancies Are Ending

Landlords will no longer be able to issue fixed-term ASTs. All tenancies will operate as periodic tenancies, continuing until ended by valid notice.

For student landlords, this removes the certainty of a known end date that aligns with the academic year.

Section 21 Is Being Abolished

No-fault evictions will end. If a landlord needs possession, they must rely on a valid legal ground under Section 8.

Students Can Give Notice at Any Point

Students will be able to give two months’ notice at any time during the tenancy. This creates challenges for landlords who previously relied on tenancies naturally ending at the end of the academic year.

Why This Matters for Student HMOs

Most student HMOs are let on joint tenancies, and this is where one of the biggest risks now sits.

One Tenant’s Notice Can End the Entire Tenancy

Under a joint periodic tenancy, if one tenant serves valid notice, it can bring the tenancy to an end for all occupants.

In practice, that means:

  • One student finishing their course early
  • One tenant deciding to move home after exams
  • One tenant dropping out mid-year

…could trigger the end of the whole tenancy, even if the remaining students want to stay.

This is a significant shift from the fixed-term model and is something student landlords need to factor into their planning.

The Student Let Renewal Challenges

Traditionally, student landlords would:

  • Agree renewals early in the year
  • Secure the next academic cycle
  • Avoid summer voids

Under periodic tenancies, there are no renewals to secure.

Instead, landlords need to shift their focus from renewing contracts to managing tenant intent and risk.

Practical Steps for Student and HMO Landlords

1. Plan Around Tenant Intent, Not Renewals

Although you won’t be renewing student tenancies in the traditional sense, early conversations are still essential.

Speaking to tenants in late winter or early spring can help you understand:

  • Who is likely to stay
  • Who may be considering leaving after exams
  • Whether there is a risk of notice being served

These discussions aren’t about locking tenants in — they’re about reducing surprises and planning ahead.

2. Be Aware of the Joint Tenancy Risk

Landlords should be clear on how joint periodic tenancies operate.

If one tenant gives notice, it may end the tenancy for everyone. This means:

  • Replacement tenants may need to be found quickly
  • Entire properties may need to be re-let unexpectedly
  • Summer voids may occur even where most tenants intended to stay

Understanding this risk allows landlords to plan marketing and contingency strategies earlier.

3. Build Local Student Demand Channels

Rather than relying purely on open-market advertising or generic placement services, student landlords should consider building links with local universities and student accommodation services.

In Greater Manchester, organisations such as Manchester Student Homes, which works with the University of Manchester and the University of Salford, provide access to students actively seeking private accommodation throughout the year.

This can be particularly useful if a tenancy ends outside the usual September cycle.

4. Prepare for More Flexible Letting Patterns

The move to periodic tenancies is likely to increase:

  • Mid-year moves
  • Short-notice departures
  • Demand from postgraduate and international students arriving outside the main intake

Landlords who adapt their processes and marketing to accommodate these patterns will be better placed to minimise void periods.

5. Communicate Clearly With Student Tenants

Clear, upfront communication is more important than ever.

Students should understand:

  • How notice works under a periodic tenancy
  • How their actions may affect other tenants in a joint tenancy
  • The importance of communicating plans early

This can help reduce disputes and last-minute issues.

Final Thoughts

The Renters’ Rights Act removes the certainty student landlords have relied on for years. Fixed-term renewals will no longer protect the academic letting cycle, and joint tenancies carry new risks that must be actively managed.

Landlords who adjust their approach – focusing on tenant intent, communication and local demand channels – will be best placed to navigate these changes successfully.

If you’re a student HMO landlord unsure how the Renters’ Rights Act will affect your properties, Confidence Property can help you plan for the changes ahead with practical, local advice.

Top 5 Maintenance Issues in HMOs

HMO Maintenance Manchester: Why It’s Now a Priority for Landlords

Manchester’s private rented sector has been under increasing scrutiny from the council in recent years. In 2025, Manchester City Council expanded its Selective Licensing scheme to include an additional 1,863 private rented properties, aiming to improve safety, compliance and overall property condition standards.

Across the city, selective licensing interventions have already:

  • Licensed more than 3,550 homes and removed around 1,700 hazards that would otherwise have harmed tenants.
  • Resulted in over 1,000 compliance inspections identifying serious safety and maintenance issues.
  • Led to civil penalties totaling more than £107,500 and multiple enforcement notices against non‑compliant landlords.

This means that maintenance failures aren’t just inconvenient — they can trigger enforcement action, fines, and legal notices from the council. With these trends in mind, here are the top 5 maintenance issues affecting HMOs, what they really mean for landlords, and what you can do about them.

1. Broken Appliances — Kitchens & Bathrooms

Appliances in HMOs — from fridges and cookers to washing machines and showers — face heavy daily use. When these fail, they impact tenant comfort and functionality immediately, often generating complaints and council inspection triggers.

Why this matters:

  • Broken appliances often lead to health risks (e.g., spoiled food, blocked sinks) and tenant dissatisfaction that can escalate into complaints or housing standards inspections.

Actionable Tips:

  • Inspect key appliances during interim inspections
  • Invest in durable, landlord‑grade units.
  • Make it easy for tenants to log issues promptly.

Manchester’s licensing schemes have uncovered numerous hazards, including equipment failures and maintenance omissions during inspections, reinforcing that councils are actively checking these elements on licensed properties.

2. Plumbing Leaks in Manchester HMOs

A dripping tap might seem minor — until it leads to water damage, structural rot, or mould problems. In shared HMOs, even small plumbing issues can escalate fast due to heavy use.

Why this matters:

  • Water damage is a common hazard flagged under the Housing Health and Safety Rating System (HHSRS). Past licensing schemes in Manchester revealed numerous hazards related to damp, condensation and plumbing failures that required remediation.

Actionable Tips:

  • Conduct regular plumbing checks
  • Respond quickly to reported leaks — don’t wait for tenant reminders.
  • Keep clear records of all repairs and follow‑ups.

Proactive leak management reduces the risk of structural damage and council enforcement.

3. Damp & Mould — Health Risks and Legal Exposure

Damp and mould don’t just look unpleasant — they’re often classification category hazards under HHSRS and can trigger enforcement action if left untreated.

Manchester’s extended licensing schemes are specifically targeting areas with poor property conditions, including damp and related issues that compromise tenant safety and wellbeing.

Actionable Tips:

  • Ensure adequate ventilation via extractor fans in kitchens and bathrooms.
  • Address building fabric issues promptly (roof leaks, cracked walls).
  • Monitor recurring damp spots and act quickly.

Councils increasingly view damp and mould as a priority maintenance and safety concern, so landlords must be proactive.

4. Blocked Drains — Hygiene & Shared Facility Risks

Blocked drains in HMOs with shared kitchens and bathrooms are a common recurring problem. They disrupt tenants’ daily routines and can easily lead to hygiene or odor issues that prompt council complaints.

Why this matters:

  • Councils actively identify hazards like blocked drainage during hygiene and property condition inspections — and penalties can follow if these problems persist.

Actionable Tips:

  • Use sink and shower strainers to reduce debris entry.
  • Routinely pour drain cleaner down sinks and showers
  • Educate tenants on what shouldn’t enter drains.

Prompt maintenance keeps complaints and potential enforcement scrutiny at bay.

5. Boilers — Heating & Hot Water Reliability

Nothing causes tenant dissatisfaction faster than loss of heating or hot water — especially in Manchester’s cooler months. Boilers also feature in many licensing conditions as safety‑critical equipment.

Selective and mandatory licensing schemes require landlords to maintain essential services — including heating — as part of safety and management standards. Failure to keep boilers serviced and compliant can attract enforcement notices.

Actionable Tips:

  • Arrange annual service visits by Gas Safe registered engineers.
  • Track boiler maintenance and repair history.
  • Ensure tenants know how to report issues quickly.

Maintained boilers reduce emergency call‑outs and lower the likelihood of inspector‐initiated actions.

Manchester Enforcement Trends — What Landlords Should Know

Manchester City Council’s ongoing licensing efforts show a clear trend: landlords who ignore maintenance and safety standards can face significant consequences. The latest figures show:

✔ Over 1,000 compliance inspections identifying hazards requiring action.
✔ 22 civil penalty notices issued, total fines exceeding £107,500.
✔ Over 250 legal notices served, urging landlords to improve safety and other standards.
✔ Prohibition and suspended orders issued where conditions were severe.

These outcomes highlight why proactive maintenance isn’t just best practice — it’s a compliance necessity in Manchester’s evolving regulatory environment.

Why Proactive Maintenance Pays Off

Tackling the core issues above early helps landlords:

  • Minimise emergency repair costs
  • Reduce tenant complaints and turnover
  • Maintain compliance with selective and HMO licensing conditions
  • Protect property value and reputation

A structured maintenance plan — combined with regular inspections and tenant reporting — is one of the best investments a Manchester landlord can make.

Don’t wait for enforcement notices or tenant complaints. Book a professional HMO maintenance audit today and stay ahead of costly issues before they escalate.

HMO Waste Management: Bins, Recycling and Shared Cleaning

If you manage or own an HMO, there’s one issue that causes more complaints, inspections and friction than landlords expect — and it’s not rent, noise, or even maintenance.

It’s bins, recycling, and shared responsibility.

Our lettings team hears about it from tenants.
Our field technician sees it during inspections.
And councils across Greater Manchester pay close attention to it.

Yet it’s still one of the most overlooked parts of HMO management.

This article explains why bin storage and communal cleanliness matter so much in HMOs, what typically goes wrong with waste management, and what landlords can do to prevent it becoming a problem.

Why Waste Management Matters More in HMOs

In single-let properties, waste is usually straightforward.
One household, one routine, one set of habits.

HMOs are different.

You’re dealing with:

  • Multiple unrelated tenants
  • Different work schedules
  • Different levels of understanding around UK recycling rules
  • Shared responsibility — which often means no one feels fully responsible

From a council’s perspective, poor waste management in an HMO is one of the clearest indicators of a poorly management. Overflowing bins, black bags left outside, or contamination of recycling quickly draw attention — and complaints.

Once complaints start, inspections often follow.

What We Actually See on the Ground

This isn’t theory — it’s based on what our team regularly encounters.

1. Overflowing or Incorrectly Used Bins

Tenants often don’t know:

  • Which bin is for what
  • When collection days are
  • What happens if a bin is missed

Food waste ends up in recycling.
Recycling ends up in black bins.
Bags get left next to bins when they’re full — which councils treat as fly-tipping.

A common issue we see is recycling bins not being collected because they’ve been contaminated with general waste or food. Tenants often assume the council will ‘just take it anyway’, but missed collections quickly lead to rubbish piling up in shared spaces.

2. Not Enough Bin Capacity for the Household Size

This is extremely common.

A property licensed for 5 or 6 occupants often still has:

  • The same bin capacity as a single-family home
  • No food waste bin
  • No overflow plan

The result is predictable — bins fill up mid-week, and rubbish starts accumulating in yards, hallways or kitchens.

3. Shared Spaces With “Everyone’s Job” and No Owner

Communal kitchens, hallways and yards fall into a grey area.

Tenants often ask:

  • “Is cleaning included?”
  • “Who’s responsible for the hallway?”
  • “Do we need to clean the bins?”

When it’s unclear, standards drop.
When standards drop, complaints rise.

4. External Areas Are Forgotten

Rear yards, bin stores and side access routes are often overlooked.

These areas:

  • Collect loose waste
  • Attract pests
  • Are highly visible to neighbours and council officers

They’re also one of the first things inspected externally.

Why This Becomes a Landlord Problem (Even If Tenants Cause It)

This is the part many landlords find frustrating — but it’s important to understand.

From a council or enforcement perspective:

The landlord or managing agent is responsible for ensuring the property is managed properly.

That includes:

  • Adequate waste provision
  • Clear guidance for tenants
  • Reasonable steps to prevent accumulation

Even if tenants are the ones putting rubbish in the wrong place, the consequences still fall on the landlord if no systems are in place.

Communal Cleaning: Closely Linked to Waste Issues

From our experience, bins rarely exist in isolation. Where waste management slips, communal cleanliness usually follows.

We often see:

  • Kitchens not being cleaned regularly
  • Floors sticky or littered
  • Hallways cluttered with bags or boxes
  • Fridges overfilled with old food

This leads to:

  • Tenant disputes
  • Higher turnover
  • Pest risks
  • Poor inspection outcomes

Importantly, cleaning expectations are one of the most common causes of tenant dissatisfaction in HMOs.

What Good Looks Like: Practical Steps That Work

This doesn’t require over-management — just clarity and structure.

1. Provide the Right Number and Type of Bins

Check that the property has:

  • Sufficient general waste capacity
  • Recycling bins that match local council rules
  • Food waste bins where required

For larger HMOs, this often means requesting additional bins from the council — something many landlords don’t realise is possible.

2. Make Bin Rules Visible

Do not rely on tenancy agreements alone.

Simple signage in communal areas helps:

  • What goes in each bin
  • Collection days
  • Tenant Bin Rotas (updated as tenants come & go)

This is especially helpful for tenants new to shared living or new to the UK.

3. Set Clear Cleaning Expectations From Day One

Tenants should know:

  • What areas they’re responsible for
  • Whether cleaning is shared or provided
  • What “acceptable” condition looks like

Vagueness causes conflict.
Clarity prevents it.

4. Consider Communal Cleaning Where Appropriate

In some HMOs, professional communal cleaning pays for itself.

It:

  • Maintains standards
  • Reduces disputes
  • Improves tenant satisfaction
  • Helps during inspections

This doesn’t mean daily cleaning — even a weekly or fortnightly clean can make a significant difference.

5. Regular Inspections Catch Problems Early

Routine inspections often reveal:

  • Bin areas getting out of hand
  • Build-up of waste
  • Hygiene issues before they escalate

Early intervention avoids complaints and council involvement later.

Why This Matters Long-Term

HMO Waste Management and cleanliness issues don’t just affect day-to-day management.

They impact:

  • Tenant retention
  • Neighbour relationships
  • Inspection outcomes
  • Reputation with local councils

Well-managed HMOs are usually obvious within minutes of arriving — and poorly managed ones are too.

Final Thoughts

Bins and communal cleaning might not feel like “big” issues compared to licensing or safety certificates, but in reality they’re one of the most visible measures of how well an HMO is run.

The good news is that these problems are:

  • Predictable
  • Preventable
  • Relatively easy to fix with the right systems

If you’re managing HMOs in Manchester or Greater Manchester and aren’t sure whether your waste and communal arrangements are up to scratch, it’s worth reviewing them now — before they become someone else’s complaint.

If you’d like support reviewing how your HMO is managed day-to-day — including bins, cleaning and shared areas — our team at Confidence Property are always happy to help.

HMO Electrical & Gas Safety in Manchester (2026 Guide)

When you operate HMOs, safety isn’t a side issue — it’s central to everything. Across the HMOs we manage in Manchester, Salford, Bolton, Rochdale and beyond, electrical and gas safety are two of the areas where landlords are most exposed to enforcement action if systems slip.
What we’ve found over the years is that most issues don’t come from landlords ignoring their responsibilities. They come from assumptions, outdated guidance, or certificates quietly expiring while everyone is focused on tenants, refurbishments or voids.
This article sets out, in plain terms, what HMO landlords must do in 2026, based on what councils actually check for and what we deal with day-to-day in real properties.

1. HMO electrical safety Greater Manchester

Every HMO must have a valid Electrical Installation Condition Report (EICR) carried out by a qualified electrician at least every five years.

In practice, this is one of the first documents councils ask for during:
Licence applications or renewals
Compliance visits
Investigations following tenant complaints

Where we often see problems is not the absence of an EICR — but what happens after it’s issued.

Common real-world issues we come across include:
Reports showing C2 or FI issues that were never rectified
Remedial works completed but no written evidence retained
Landlords assuming the electrician “sorted everything” without confirmation

From a council’s perspective, an EICR with outstanding issues is the same as non-compliance.

How we handle it:
We treat the EICR as a live document. Any issues are actioned immediately, confirmation is obtained in writing, and everything is logged centrally so it’s ready when the council asks.

2. PAT Testing: Mandatory in HMOs

This is an area where there’s still confusion — but for HMOs, the position is clear.

In licensed HMOs, PAT testing is effectively mandatory. While general landlord guidance sometimes refers to PAT testing as “best practice”, local authorities expect HMO landlords to be able to prove that all landlord-supplied appliances are safe.

In inspections across Manchester and Greater Manchester, we’re routinely asked to provide:
PAT testing records
Pass/fail dates
Evidence that failed appliances were removed or replaced

The most common issues we find are:
Appliances replaced mid-tenancy but never added to the PAT register
Older items left in communal kitchens without testing
PAT carried out once, then not repeated

Our rule is simple:
If we supply it, we test it — and we keep the paperwork ready.

This removes debate during inspections and demonstrates proactive electrical safety management.

Additional points we regularly have to clarify with landlords:

• Landlord-supplied appliances such as fridges, freezers, washing machines, tumble dryers, microwaves and kettles are expected to be PAT tested in HMOs. If the appliance is provided as part of the property, councils treat it as the landlord’s responsibility.

• Newly purchased appliances do not usually require immediate PAT testing, provided they are new, CE-marked and supplied with manufacturer documentation. However, they must still be added to the PAT register and tested at the next scheduled testing cycle.

• Tenant-owned appliances sit in a grey area. While landlords are not legally responsible for testing tenants’ personal items, many councils expect HMO managers to take reasonable steps to manage risk. In practice, we often require tenants to make personal appliances available for testing, or restrict certain high-risk items altogether. This is something we manage clearly through house rules and onboarding.

3. HMO gas safety Manchester

Gas safety is where councils show the least flexibility — and for good reason.

HMO landlords must:
Arrange an annual gas safety check by a Gas Safe registered engineer
Ensure certificates never expire
Provide copies to tenants and councils on request

We’ve seen enforcement action taken where:
Certificates expired during tenant changeovers
Access issues weren’t chased early enough
Documents existed but couldn’t be produced quickly

These are not theoretical risks.
A Manchester landlord was prosecuted and fined after failing to carry out annual gas safety checks over a prolonged period, and Greater Manchester councils have issued significant civil penalties where gas safety failures were identified during inspections.

From a council’s point of view, intent doesn’t matter — only compliance.

What we do:
Expiry dates are tracked, reminders are automated, access is arranged early, and missed appointments are rebooked immediately. Gas safety is never allowed to drift.

4. Smoke & Carbon Monoxide Alarms: Still Non-Negotiable

Although this article focuses on electrical and gas safety, alarms sit directly alongside them.

In the HMOs we manage, we ensure:
Interlinked smoke alarms on every storey
Carbon monoxide alarms in all relevant rooms
Testing is logged and issues are resolved immediately

Councils increasingly expect evidence — not just confirmation — that alarms are installed and maintained.

5. Record-Keeping: Where Many Landlords Fall Short

We often say this to landlords:
It doesn’t matter how compliant you are if you can’t show it.

During council visits, officers typically want to see:
Current EICR
PAT testing records
Gas Safety Certificates
Evidence of remedial works
Clear dates and audit trails

We regularly come across landlords who are compliant in practice but lose time — and credibility — because documents are scattered across emails or contractors’ invoices.

As HMO specialists, we centralise everything so it’s accessible instantly.

6. What Happens When Safety Slips

When electrical or gas safety requirements aren’t met, consequences can include:
Improvement notices
Civil penalties of up to £30,000
Rent Repayment Orders
Licence refusal or revocation

Greater Manchester councils are increasingly proactive, and inspections are no longer rare or reactive. Many are routine, scheduled, and detailed.

7. Our HMO Gas & Electrical Safety Checklist

This is the baseline we never compromise on:

✔ Valid EICR, with all issues resolved
✔ Mandatory PAT testing for all supplied appliances
✔ Annual Gas Safety Certificate never allowed to expire
✔ Smoke and CO alarms installed, tested and logged
✔ Clear, accessible safety documentation
✔ Reminder systems for all renewals

This approach protects tenants — and just as importantly, protects landlords.

Managing electrical and gas safety in an HMO isn’t about knowing the rules — it’s about consistently meeting them.
If you’re not completely confident your HMO safety processes align with what councils in Manchester and Greater Manchester actually expect, we can carry out a full compliance audit and highlight any gaps before they become problems.

👉 Get in touch to arrange an HMO safety review.