Oxford Landlord Licensing Changes 2026: New HMO Scheme and PRS Database
The New Additional HMO Scheme (2026–2031)
Oxford City Council's previous additional HMO licensing scheme ran from 10 June 2021 to 9 June 2026. The replacement scheme was designated on 25 March 2026 and came into force on 25 June 2026, running through 24 June 2031.
The new scheme covers HMOs with three or four occupants, self-contained HMO flats, and mainly or wholly tenanted Section 257 converted blocks. It's city-wide, like the previous scheme.
A 15-day gap existed between 10 June and 24 June 2026. Existing multi-year licences (2-year or 5-year) granted under the old scheme remain valid through their full term under the new scheme. Landlords with licences expiring during the gap received direct instructions from the council to submit renewal applications by 25 June 2026.
If you hold an HMO licence that expired and you haven't renewed, you're operating unlicensed. In 2026/27, a new application received within 12 weeks of expiry costs the standard £858; after more than 12 weeks, the higher-rate fee is £3,190.
Section 21 Is Gone — What That Means for Licensed Landlords
The Renters' Rights Act 2025 abolished Section 21 "no-fault" evictions from 1 May 2026. Most existing Assured Shorthold Tenancies in Oxford automatically converted into Assured Periodic Tenancies on that date.
For licensed landlords, the practical impact is:
- Possession only through Section 8 grounds — you need a statutory reason (rent arrears, antisocial behaviour, property sale, landlord moving in)
- Rent increases limited to once per year via the formal Section 13 procedure
- No blanket bans on tenants with children or those receiving benefits
- Pet requests must be considered — you can refuse only on reasonable grounds
Unlicensed landlords face a worse position: operating without a licence is itself a ground for a Rent Repayment Order, and under the new framework the maximum recovery period extends from 12 to 24 months of rent.
The National PRS Database
The Renters' Rights Act introduced a national Private Rented Sector Database — a central register of landlords and rental properties. The government is rolling the registration service out by region.
Key dates:
- 15 December 2026: the regional rollout starts in the West Midlands
- 15 March 2027 to 14 June 2027: the South East registration period, which includes Oxford
Registration on the PRS Database does not replace Oxford's local licensing. You'll need both: a valid property licence from Oxford City Council and PRS Database registration by the end of the South East registration period. The two run in parallel.
The Act also establishes a mandatory PRS Landlord Ombudsman. The government expects landlord membership to be required in 2028, after the database is introduced.
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The Selective Licensing Scheme Timeline
Oxford's selective licensing scheme runs from 1 September 2022 to 31 August 2027. It hasn't changed in 2026, but its expiry is now less than a year away.
If the council chooses to renew it, they'll need to run a public consultation and secure a new designation. If it expires without renewal, non-HMO single-family lets would no longer need a local licence — though the national PRS Database registration would still apply by that point.
No announcement on renewal has been made yet. Landlords with selective licences expiring in 2027 should budget for either a renewal application or the possibility that the scheme ends.
What to Do Now
If you hold Oxford licensing that's up to date, plan to register for the PRS Database during the South East registration period, from 15 March to 14 June 2027. The government allows landlords to register before their region's start date.
If you've let licensing lapse during the 2026 scheme transition, apply now. After the 12-week window, the higher-rate fee applies and enforcement risk continues.
Our Oxford Landlord Licensing Guide includes a dated transition calendar covering both the new HMO scheme and the PRS Database rollout, so you can track every deadline in one place.
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