Renters' Rights Act 2025: What students need to know about their accommodation

The Renters' Rights Act 2025 comes into force on 1 May 2026, bringing the most significant changes to England's private rental market in decades. For students, the impact varies considerably depending on the type of accommodation you live in. This guide explains what is changing, who is affected, and what to expect — whether you are in a shared house, an HMO, or purpose-built student accommodation (PBSA).

What is the Renters' Rights Act?

The Act abolishes fixed-term assured shorthold tenancies (ASTs) in England's private rented sector and replaces 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 allowed landlords to evict tenants without giving a reason, are also 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 take effect from 1 May 2026, though some elements will be introduced in later years.

This article is intended as a general guide only and does not constitute legal advice. If you are unsure how the Act affects your specific tenancy, seek independent advice.

How does it affect students in private rented housing?

If you rent a room in a shared student house or a private flat, and that property is not classified as PBSA, the new rules apply to you in full from 1 May 2026.

Under the new system, your tenancy becomes an Assured Periodic Tenancy (APT). This means there is no longer a fixed end date written into your contract. You can leave at any time by giving two months' written notice to your landlord. 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 are in a joint tenancy and one housemate gives notice to leave, this ends the tenancy for all residents. Students planning to live together for a full academic year should be aware of this.

For student HMOs specifically, a new Ground 4A has been introduced, which 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 the tenancy. 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.

What about purpose-built student accommodation (PBSA)?

PBSA — privately operated student halls and residence blocks — is largely exempt from the new periodic tenancy regime, but this exemption is not 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 have already signed a contract for a PBSA property before 1 May 2026, your tenancy will automatically convert to a periodic tenancy on that date unless your provider has taken steps to bring it under the exemption. PBSA providers should have communicated with 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. From 1 May 2026, landlords in the private rented sector are 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 coming into force on 1 May 2026

Alongside the tenancy structure changes, the Act introduces a number of additional protections for renters. Rental bidding is banned — landlords and agents cannot 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 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 are also required to provide existing tenants with an official government Information Sheet explaining their new rights under the Act. This must be issued by 31 May 2026. Landlords who fail to provide it may face a fine of up to £7,000.

Does this affect university-managed halls?

No. Accommodation managed directly by universities and higher education institutions has historically sat outside the AST regime and is unaffected by the Renters' Rights Act. Students living in university-run halls are not subject to these changes.

FAQs

I have already signed a contract for next year. Does the Act apply to me?

If you signed a fixed-term AST before 1 May 2026, that contract will convert to a periodic tenancy on that date — unless you are in qualifying PBSA and your provider has followed the correct process to apply the exemption. Your landlord or provider should have contacted you about this. If they have not, ask them directly.

Can my landlord still evict me?

Section 21 no-fault evictions are 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 cannot 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 are 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 from 1 May 2026. Landlords cannot request more than one month's rent in advance. If a landlord attempts 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

For full and up-to-date information, refer to the following official resources:

• 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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