The Renters’ Rights Act came into force in England on 1 May 2026, bringing the most significant changes to the private rental market in decades. For students, the impact varies considerably depending on the type of accommodation you live in. This guide explains what has changed, who’s affected, and what to expect — whether you’re in a shared house, an HMO, or purpose-built student accommodation (PBSA).
The Renters’ Rights Act explained
The Act abolishes fixed-term assured shorthold tenancies (ASTs) in England’s private rented sector, replacing them with rolling periodic tenancies — contracts with no fixed end date that continue month to month until either the tenant or landlord ends them. Section 21 “no-fault” evictions, which previously let landlords evict tenants without giving a reason, have also been abolished. Landlords must now rely on specific legal grounds under Section 8 of the Housing Act to regain possession of their property.
The Act received Royal Assent on 27 October 2025. Most of its provisions took effect from 1 May 2026, though some elements are being introduced in later years.
This article is intended as a general guide only and does not constitute legal advice. If you’re unsure how the Act affects your specific tenancy, seek independent advice.
Impact on students in private rented housing
If you rent a room in a shared student house or a private flat, and that property isn’t classified as PBSA, the new rules have applied to you in full since 1 May 2026.
Under the new system, your tenancy is now an Assured Periodic Tenancy (APT). This means there’s no longer a fixed end date written into your contract. You can leave at any time by giving your landlord two months’ written notice. In return, your landlord can only ask you to leave if they can demonstrate a valid legal reason.
One important practical consequence for shared houses: if you’re in a joint tenancy and one housemate gives notice to leave, this ends the tenancy for all residents. Students living together for a full academic year should be aware of this.
For student HMOs specifically, a new Ground 4A allows landlords to end tenancies at the end of each academic year, provided they notified tenants of their intention to use this ground at the point of signing. This gives HMO landlords a route to regain possession in line with the academic calendar, though the rules around notice periods and timing are precise.
How PBSA is treated under the Act
Purpose-built student accommodation — privately operated student halls and residence blocks — is largely exempt from the periodic tenancy regime, but this exemption isn’t automatic. To qualify, the accommodation provider must be a member of a government-approved code of practice. The two approved codes are the ANUK/Unipol Code of Standards for Larger Developments and the Universities UK/GuildHE Accommodation Code of Practice for Student Housing.
PBSA providers who are members of an approved code can continue to offer fixed-term tenancies, ask students to leave at the end of their contract without giving a specific reason, and collect rent in advance for the full year. Non-members cannot.
If you signed a contract for a PBSA property before 1 May 2026, your tenancy will have automatically converted to a periodic tenancy on that date, unless your provider took steps to bring it under the exemption. PBSA providers should have contacted existing tenants about how this transition affects them.
Rent in advance and international students
One of the more significant practical changes affects how landlords can collect rent. Since 1 May 2026, landlords in the private rented sector have been banned from requesting more than one month’s rent in advance before a tenancy agreement is signed. For non-PBSA landlords, termly payments and large upfront sums are no longer permitted.
This has particular implications for international students, who have historically been asked to pay six to twelve months’ rent upfront because they lack a UK-based guarantor. Students in this position may need to look into guarantor schemes to access private rented housing.
PBSA providers who are members of an approved code retain the ability to collect rent in advance, including for the full academic year.
Other changes that came into force on 1 May 2026
Alongside the tenancy structure changes, the Act introduced a number of additional protections for renters. Rental bidding is now banned, so landlords and agents can’t invite or accept offers above the advertised asking price. Rent increases are limited to once per year, and tenants have the right to challenge an increase they consider unfair through a property tribunal within the first six months of a tenancy.
Awaab’s Law, which sets strict legal timeframes for landlords to investigate and fix hazards such as damp and mould, also applies from this date. Every private landlord is now required to join a mandatory Landlord Ombudsman scheme. If you have a dispute over repairs or your deposit, you can seek compensation of up to £25,000 without going to court.
Landlords were also required to provide existing tenants with an official government Information Sheet explaining their new rights under the Act, by 31 May 2026. Landlords who failed to provide it may face a fine of up to £7,000.
University-managed halls are unaffected
Accommodation managed directly by universities and higher education institutions has historically sat outside the AST regime and remains unaffected by the Renters’ Rights Act. Students living in university-run halls aren’t subject to these changes.
Frequently asked questions
I signed a contract for this year. Does the Act apply to me?
If you signed a fixed-term AST before 1 May 2026, that contract will have converted to a periodic tenancy on that date, unless you’re in qualifying PBSA and your provider followed the correct process to apply the exemption. Your landlord or provider should have contacted you about this. If they haven’t, ask them directly.
Can my landlord still evict me?
Section 21 no-fault evictions were abolished from 1 May 2026. Your landlord can only ask you to leave if they can demonstrate a valid legal ground — for example, significant rent arrears, antisocial behaviour, or if they intend to sell or move back into the property. However, you can’t be asked to leave on certain grounds within the first twelve months of your tenancy.
What is a periodic tenancy in practice?
A periodic tenancy has no fixed end date. It continues month to month indefinitely. You can end it at any time by giving your landlord two months’ written notice. Your landlord can only end it by demonstrating a valid legal reason and following the correct process.
Is my PBSA covered by the exemption?
Only if the provider is a member of an approved code of practice (ANUK/Unipol or Universities UK/GuildHE). If you’re unsure, ask your accommodation provider directly whether they hold membership and whether the exemption applies to your tenancy.
What if my landlord tries to make me pay several months’ rent upfront?
For non-PBSA private rentals, this is no longer permitted. Landlords can’t request more than one month’s rent in advance. If a landlord tries to require more, this is unlawful and you can raise a complaint. PBSA providers who are members of an approved code are exempt from this restriction.
Does the Act apply in Scotland or Wales?
No. The Renters’ Rights Act applies to England only. Scotland and Wales have separate housing legislation.
Official sources
- Guide to the Renters’ Rights Act — GOV.UK
- Renters’ Rights Act Information Sheet 2026 — GOV.UK
- Renters’ Rights Act 2025 — Full legislation text
- Unipol — student accommodation code of standards
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