Government Introduces Four-Month Notice for Student Possession

In a significant update for landlords of student properties, the UK government has confirmed a new possession ground under the Renters’ Rights Act, requiring landlords to provide tenants with four months’ notice before applying for a possession order. This measure aims to ensure that properties rented to students are available for new tenants from one academic year to the next, preventing delays in property turnover.

Context and Background

The changes come amid concerns that the original provisions of the Renters’ Rights Act, which comes into force in May 2026, could disrupt the availability of student housing. The National Residential Landlords Association (NRLA) had warned that without this adjustment, thousands of student properties might not be vacant in time for new arrivals in September, potentially denying students access to essential accommodation.

Ben Beadle, chief executive of the NRLA, welcomed the government’s decision, stating: “It is positive that the government has taken on board our pragmatic concerns about the workability of a key aspect of the Act. There was a very real prospect that tens of thousands of students could have been denied access to the housing they need from September, as landlords would have been unable to regain possession of properties in time. The guidance issued provides welcome clarity that will avoid such chaos.”

Specifics of the New Student Possession Ground

The new possession ground, known as Ground 4A, applies specifically to student tenancies in houses in multiple occupation (HMOs). Landlords must provide a minimum of four months’ written notice to tenants before seeking possession, with the notice period ending between 1 June and 30 September. This ensures that landlords can regain possession in time to prepare the property for the next academic intake.

For tenancies agreed before 1 May 2026, landlords have until 31 May 2026 to notify tenants formally that they may use Ground 4A for possession. The formal notice to repossess can be served between 1 May and 31 July 2026. However, for this initial year only, the minimum notice period is reduced to two months instead of four.

Conditions for Using Ground 4A

According to government guidance, landlords can use Ground 4A to evict student tenants if all of the following conditions are met:

• The tenant(s) were full-time students at the start of the tenancy or are expected to become full-time students during the tenancy.
• The landlord intends to let the property to full-time students at the next letting.
• The tenancy was signed less than six months before the date tenants could move in.
• The property is a house in multiple occupation or part of one.
• The landlord gave tenants written notice before the tenancy began that Ground 4A could be used for eviction.
• The landlord provides four months’ written notice of intention to evict, with the notice period ending between 1 June and 30 September.

Landlords must comply with these conditions to lawfully regain possession under the new ground.

Implications for Landlords and Letting Agents

This government U-turn provides much-needed clarity and a workable framework for landlords managing student properties. The four-month notice period aligns possession timing with the academic calendar, helping to avoid tenancy overlaps and ensuring properties are available for incoming students. Landlords should ensure they serve the required written notices by the specified deadlines to benefit from these provisions.

For the transitional year of 2026, landlords have a reduced two-month notice period but must issue the initial written notice by 31 May 2026. After this period, the standard four-month notice will apply.

Conclusion

The revised student possession ground under the Renters’ Rights Act represents a practical solution to a potential housing availability issue for students and landlords alike. By requiring a four-month notice period, the government has balanced tenant protections with landlords’ needs to prepare properties for new academic terms.

Suggested internal link anchors

• Renters’ Rights Act
• student tenancies
• possession notice period
• houses in multiple occupation
• National Residential Landlords Association
• Ground 4A eviction
• student housing availability
• landlord possession rules
• academic year tenancy
• tenant eviction notice

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/