Student Tenancy Changes

Student Tenancies Under the Renters’ Rights Act

The Renters’ Rights Act 2025, which comes into force on 1 May 2026, represents the biggest change to private renting in England for decades. It removes fixed-term tenancies, abolishes Section 21 “no-fault” evictions and moves most tenancies to Assured Periodic Tenancies (rolling contracts).

These reforms significantly affect the student rental market, which traditionally relied on 12-month fixed terms aligned to the academic year. Landlords will now need to rely on Section 8 possession grounds, including a new student possession ground (Ground 4A).

Giving Notice – Student HMO Tenancies (Summer 2026)

For summer 2026 only, landlords with student tenancies agreed before 1 May 2026 can use Section 8, Ground 4A with a reduced 2-month notice period (instead of 4 months) to ensure properties are ready for the next academic year.

Key Requirements

• By 31 May 2026:
  Provide tenants with:

– Written notice that Ground 4A may be used

– The official government information sheet

• Between 1 May – 30 July 2026:
  Serve a Section 8 notice (Form 3) citing Ground 4A

• Notices served in this window benefit from 2 months’ notice
• After 30 July 2026, notice reverts to 4 months

Eligibility

• Property must be an HMO
• Let to full-time students (or reasonably believed to be)
• Possession date must fall between 1 June – 30 September 2026
• Landlord must intend to re-let to students

Key Takeaway

This is a strict, one-off transitional measure.

To rely on the shorter notice period, landlords must meet all conditions and deadlines, otherwise, the standard 4-month notice will apply.