Renters' Rights Act
What the new rules means for students
What's changing?
From 1 May 2026, new housing laws will come into effect in England. These changes will affect most students renting privately. This page explains what will change for you, especially if you already have a tenancy or are planning to move. Use the links below to skip to the information you need.
Who does this affect?
Renters who have an Assured Shorthold Tenancy. Most students and staff who are renting a house or flat will have this type of agreement.
University and Accredited Private Purpose-Built Student Accommodation providers (ANUK and UNIPOL National Code) will continue to operate under the same or similar rules. You can check whether a private provider is accredited here. Rules around renting a room in a landlord's home (Licence Agreement) also remain the same.
If you already have a tenancy
Your contract will automatically change
From 1 May 2026:
- Your tenancy will automatically become periodic (this means it continues month-to-month with no fixed end date)
- You are no longer tied into a fixed-term contract in the same way
- Any parts of your contract that conflict with the new law will no longer apply
You do not need to sign a new contract for this to happen.
You will receive an information notice
Your landlord or letting agent must send you a document explaining:
- How your tenancy has changed
- What your new rights are.
This should be provided by 31 May 2026.
Leaving your tenancy
You can now give notice at any time, to give notice:
- You must give at least 2 months’ notice
- You can give notice whenever you choose.
Important: Joint tenancies
If you live in a shared house one person can give notice to end the tenancy for everyone.
This means all tenants may need to leave even if others did not agree.
Always talk to your housemates first before giving notice.
Being asked to leave (eviction notices)
You may receive a formal notice
Under the new system, landlords renting to students are more likely to use formal notices (Ground 4A).
This may sound worrying, but:
- This is normal under the new system
- It is usually used to prepare properties for the next group of students.
What this means for you
- It will usually align with the end of the academic year
- You will still receive notice and time to move
- It is not a sign you have done anything wrong.
In most cases, this matches what students already plan to do. If you intend on renting the property for more than one academic year, inform your landlord.
Feeling unsure?
If you receive a notice and are unsure what it means get advice from the accommodation team. We can help you understand your options.
Rent and payments
You can no longer pay rent upfront
Landlords can no longer require large upfront payments instead of a guarantor.
This means most students will need a UK guarantor, or to use a rent guarantor service.
This is especially important for international and estranged students.
Rent increases
- Rent can only be increased once per year
- You must be given notice
- You can challenge increases if you think they are unfair.
Pets
You now have the right to request a pet.
However:
- Landlords can still refuse if they have a reasonable reason.
in shared student housing, reasonable refusal will still be quite common.
What this means for house hunting
You may notice:
- Properties being advertised later than in previous years
- House hunting happening around February-March, rather than earlier in the year.
This is due to changes in how landlords regain possession of student properties.
Key things to remember
- You are not locked into long fixed contracts anymore
- You can leave with 2 months’ notice
- In shared houses, one person can end the tenancy for everyone
- Receiving a notice to leave is often normal and expected
- You may need a guarantor instead of paying rent upfront.
Need help?
If you’re unsure about:
- Giving notice
- Receiving a notice
- Disagreements with housemates
- Rent increases.
Contact the Student Accommodation team.