Renters Rights Act changes impact student tenancies and notice periods

Renters Rights Act changes impact student tenancies and notice periods

The Renters Rights Act, implemented in May 2026, has introduced significant changes affecting student renters, particularly regarding notice periods and tenancy types in HMOs and purpose-built student accommodation.

The Renters Rights Act came into force in May 2026, altering the way notice periods and tenancy agreements operate for student renters across England. This affects landlords and letting agents managing student properties, especially houses in multiple occupation (HMOs) and purpose-built student accommodation (PBSA). The changes have introduced new rules on notice periods and tenancy types, with practical implications for tenancy management and tenant relations.

Rental services provider Housing Hand has highlighted widespread confusion among renters about the Act’s provisions. According to their research, 78% of renters do not understand how the Act affects them, and only 27% of student renters grasp how their rights differ depending on the property type. Additionally, 65% of student renters report negative feelings about renting, including anxiety and uncertainty. These findings suggest that landlords and agents need to be proactive in communicating changes and supporting tenants through the transition.

Key changes to student tenancy notice periods and tenancy types

Under the Renters Rights Act, student renters in HMOs now generally have the right to give two months’ written notice to end an assured periodic tenancy. Notice must coincide with or precede a rent payment date, and rent remains payable throughout the notice period. Landlords can agree in writing to shorten this period or allow early termination, but absent such agreement, tenants must vacate on the agreed date. If rent was paid in advance, tenants may be entitled to a refund for the unused period after notice.

In contrast, PBSA tenancies traditionally end at the academic year’s conclusion, with no notice required. However, for the 2026-27 academic year only, PBSA contracts signed before 1 May 2026 have transitioned to monthly rolling tenancies, allowing tenants to give two months’ notice at any time. PBSA providers can also serve a Ground 4A notice, requiring tenants to leave with four months’ notice, typically to prepare for the next academic cycle.

The Act also affects fixed-term tenancies signed after 1 May 2026. These remain fixed-term and cannot be ended early without landlord agreement, often contingent on finding a replacement tenant. This distinction between tenancy types means landlords and agents must carefully review agreements and advise student tenants accordingly.

Background and context of the Renters Rights Act for student housing

The Renters Rights Act forms part of wider rental sector reforms aimed at enhancing tenant security and simplifying tenancy arrangements. For student housing, the Act’s introduction of standardised notice periods and periodic tenancies in HMOs seeks to balance tenant flexibility with landlord needs to prepare properties for new occupants each academic year.

Historically, student tenancies in HMOs often involved fixed-term contracts aligned with academic terms, but this created complications for both parties when circumstances changed. The Act’s move to assured periodic tenancies with a two-month notice period provides tenants with greater freedom to leave while giving landlords reasonable time to re-let. The Ground 4A notice is a new legal tool allowing landlords to regain possession in a structured manner, supporting the cyclical nature of student lettings.

In PBSA, the traditional fixed-term model remains predominant, but the Act’s temporary shift to monthly rolling contracts for existing agreements signed before May 2026 introduces more flexibility for tenants during this transition period. This hybrid approach reflects the different market dynamics and management structures between HMOs and PBSA providers.

Practical implications for landlords and letting agents managing student properties

Landlords and agents must now ensure tenancy agreements comply with the Renters Rights Act’s provisions, particularly regarding notice periods and tenancy types. For HMOs, this means updating contracts to assured periodic tenancies where appropriate and clearly communicating the two-month notice requirement to student tenants. Agents should also prepare for the use of Ground 4A notices to manage end-of-year possession effectively.

In PBSA, landlords and management companies need to verify which contracts have transitioned to monthly rolling tenancies and which remain fixed-term, advising tenants accordingly. The ability to serve Ground 4A notices also requires careful timing and legal compliance to avoid disputes.

Landlords should be aware that joint tenancies in HMOs can be terminated by one tenant giving notice, ending the tenancy for all occupants. This situation requires sensitive handling to avoid unexpected vacancies and to negotiate new agreements with remaining tenants if possible. Clear communication and flexibility will be crucial in managing these dynamics.

Remaining uncertainties and points for landlords to monitor

Certain details of the Act’s application, especially in relation to exemptions and specific property types, remain subject to interpretation and possible future guidance. For example, some HMOs may be exempt from the periodic tenancy requirement if they meet particular criteria, which landlords must verify. The precise operational use of Ground 4A notices and potential challenges in court are areas to watch closely.

Landlords and agents should also monitor tenant understanding and sentiment, as Housing Hand’s research indicates significant anxiety and confusion among student renters. This may lead to increased queries, disputes, or requests for flexibility, requiring landlords to be responsive and well-informed.

Ongoing government updates and sector guidance will be essential to fully understand compliance obligations and best practice in managing student tenancies under the Renters Rights Act. Checking official sources regularly is advisable.

What landlords should consider now regarding student tenancies

• Review all student tenancy agreements to ensure they reflect the correct tenancy type and notice provisions under the Renters Rights Act.
• Communicate clearly with student tenants about their rights, notice periods, and any changes to tenancy status, especially for those in HMOs and PBSA.
• Prepare for the use of Ground 4A notices in HMOs to manage possession at the academic year end, ensuring legal requirements are met.
• Be aware of the implications of joint tenancies where one tenant’s notice ends the tenancy for all, and plan for potential renegotiations with remaining tenants.
• Monitor tenant feedback and concerns, providing support or signposting to advice where needed to reduce anxiety and confusion.
• Stay updated on government guidance and sector developments related to the Renters Rights Act and student housing.

Keeping student tenancy management aligned with new regulations

Membership of The Landlord Association (TLA) offers landlords and letting agents access to comprehensive compliance resources and practical guidance tailored to the evolving rental regulatory environment. TLA’s developing ORBIT platform, currently in BETA testing, aims to assist members in organising property portfolios, managing tenancy documentation, and recording key compliance actions such as notices served and tenancy renewals. This can be particularly valuable for landlords managing student properties affected by the Renters Rights Act, helping to maintain accurate records of notice periods, tenancy types, and communications with tenants.

Through TLA membership, landlords can also stay informed of regulatory updates and gain access to expert advice on tenancy law changes, enabling them to respond effectively to new obligations and tenant queries. ORBIT’s tools for document management and compliance tracking are designed to support landlords in evidencing adherence to legal requirements, which is increasingly important in the context of student tenancy reforms.

Exploring TLA membership and ORBIT BETA access can provide practical support to landlords and agents adapting to the Renters Rights Act’s impact on student tenancies and help maintain smooth property management operations.

Looking ahead, landlords should anticipate further clarifications and potential adjustments to tenancy regulations as the Renters Rights Act continues to bed in. Staying engaged with sector bodies and compliance platforms will be beneficial to navigate these developments.

Sources: Landlord Today