The Renters’ Rights Act, coming into effect on 1 May 2026, is expected to create significant challenges for landlords of student accommodation and could restrict students’ ability to secure housing in time for the academic year. This legislation introduces longer notice periods and possession restrictions that disrupt the traditional student housing cycle, potentially impacting landlords’ operations and students’ university access.

Impact on Student Housing and University Access

The National Residential Landlords Association (NRLA), alongside student housing platforms such as Accommodation for Students, Uni Homes, and The Young Group, has expressed concern that the Renters’ Rights Act may limit the availability of student homes. The Act’s provisions mean that landlords using Ground 4A to regain possession of Houses in Multiple Occupation (HMOs) cannot do so until the first week of September 2026 due to a mandatory four-month notice period.

This timing creates a critical gap: landlords will be unable to regain possession of properties in time for the start of new tenancies on 1 September, which is the typical commencement date for student lets. Consequently, students may find it difficult to secure accommodation before the academic year begins, potentially affecting their ability to attend university.

Concerns from Industry Experts

Ben Beadle, Chief Executive of the NRLA, has warned that these rental reforms will disrupt the established student housing cycle and leave students uncertain about their living arrangements. He stated on the NRLA website: “The government has put opportunity and aspiration at risk with this decision. The failure to protect the annual cycle of all student housing will shut people out of higher education and make it harder for others to plan where they will live.”

Beadle also highlighted the wider implications beyond students, noting that universities already facing financial difficulties could be further affected by reduced access to accommodation.

Restrictions on Rent in Advance

Another significant change under the Act is the prohibition on landlords accepting large sums of rent in advance. This is particularly relevant for students, many of whom rely on paying rent upfront to manage their finances and secure accommodation.

Sophie Lang, ARLA Propertymark’s regional executive for Cornwall, explained that rent in advance is often a tenant-led option, especially for international students without UK-based guarantors. She commented: “Banning it makes no sense. It will limit students’ access to affordable housing, and at a time when we’re trying to encourage more young people into higher education, it could reduce access, especially for the most vulnerable. You’ll end up with only the wealthiest being able to go to university.”

Challenges for Landlords Managing Student Properties

The Renters’ Rights Act imposes a timetable on student landlords that does not align with the realities of the student housing market. Many landlords who have supported student accommodation for decades now face longer notice periods, restricted possession windows, and the financial risks associated with void periods, compliance costs, and debt servicing.

These structural changes require landlords to adapt their strategies to mitigate potential losses and operational difficulties.

Recommended Actions for Landlords

• Map possession deadlines: Landlords should create detailed calendars for each HMO, identifying when the four-month notice periods intersect with the September tenancy start dates. This visibility allows for proactive adjustments to letting cycles and minimises void periods.
• Document and audit readiness: Consolidate tenancy agreements, valuations, and regulatory documents into organised portfolios. This preparation facilitates swift action when regulations limit other landlords’ flexibility.
• Smart refinancing: Review loan maturities, rising costs, and gearing to develop refinancing plans that protect cash flow during any void periods caused by the Act’s possession timetable.
• Selective portfolio reshaping: Some landlords may convert certain HMOs to professional lets to stabilise occupancy, while others might adjust tenancy lengths or pricing structures within student portfolios. The priority is to strengthen financial performance.

Landlords considering selling properties should review guidance on calculating Capital Gains Tax to inform their decisions.

Looking Ahead

The Renters’ Rights Act presents significant challenges for landlords in the student housing sector, with potential knock-on effects for students and universities. Strategic planning and adaptation will be essential for landlords to navigate these changes effectively.

Trusted Landlord Association 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. Legal, trades, insurance, financial, mortgage, tenant screening, and other service providers are invited to register their interest here.