The Renters’ Rights Act 2025 and Student Tenancies: What Landlords Need to Know

Summary: The Renters’ Rights Act 2025 (RRA) introduces significant changes to student tenancies, abolishing fixed-term assured shorthold tenancies (ASTs) and the Section 21 ‘no-fault’ eviction process. Student landlords must adapt to open-ended periodic tenancies, new possession grounds, and stricter regulatory requirements to manage tenancy turnovers effectively.

Introduction to the Renters’ Rights Act 2025 and Its Impact on Student Landlords

The Renters’ Rights Act 2025 represents one of the most substantial reforms to the private rented sector in England in recent decades. While many landlords face challenges adapting to the loss of Section 21 and the shift from fixed-term ASTs to open-ended periodic tenancies, student landlords are set to experience a particularly profound operational upheaval.

The student rental market operates on a unique cycle aligned with academic terms, relying heavily on fixed-term agreements and predictable tenant turnover each summer. The RRA disrupts this model by removing the legal framework that supported it, affecting cashflow, possession rights, and tenancy structures.

Abolition of Fixed-Term ASTs and Section 21 Evictions

From 1 May 2026, fixed-term assured shorthold tenancies will be abolished for new student lets. All new agreements will be open-ended periodic tenancies, meaning landlords can no longer depend on a 12-month fixed term to ensure the property is available for the next academic year’s intake.

Additionally, the familiar Section 21 ‘no-fault’ eviction route is removed. Landlords must now rely on statutory grounds under Section 8 to regain possession, which typically involves a more complex and lengthy court process. While some possession grounds are tailored to student accommodation, they are narrow and require robust documentary evidence rather than assumptions or hearsay.

Changes to Rent Payment Structures

Traditionally, student landlords have collected rent in advance, often termly or annually, coinciding with students receiving grant payments. The RRA limits the ability to take large upfront payments, making monthly rent payments the likely default. This change necessitates landlords to revise cashflow planning and prepare for increased administrative tasks related to rent collection and arrears management.

Enhanced Regulatory and Repair Obligations

The RRA aligns the private rented sector with Awaab’s Law and the Decent Homes Standard, imposing higher repair and maintenance standards alongside stronger enforcement powers. Student Houses in Multiple Occupation (HMOs) are already regulated under the Housing Act 2004, but the new rules increase the scrutiny on landlords to act promptly on repairs and maintain thorough documentation.

Failure to comply with repair obligations or to document responses adequately can lead to enforcement action and jeopardise possession claims.

Increased Paperwork and Documentation Requirements

Landlords must provide a detailed pre-tenancy statement outlining essential terms, charges, policies, and conditions. Missing or flawed paperwork risks enforcement action and may undermine landlords’ rights to possession.

Given the complexity of managing open-ended tenancies in a student market driven by academic cycles, landlords should develop a formal changeover plan. This plan should set out deadlines, cleaning standards, inspection schedules, and possession procedures to ensure smooth transitions between student cohorts.

Challenges with Open-Ended Tenancies in Student Accommodation

The academic calendar does not align naturally with open-ended tenancies. Without fixed terms, tenants may remain in the property over the summer or indefinitely unless landlords successfully obtain possession through statutory grounds. This creates significant timing risks for refurbishments and re-letting.

Joint tenancies, common in shared student housing, become more complex under periodic tenancies. One tenant leaving does not end the tenancy unless all tenants surrender, increasing management challenges. Landlords should strengthen guarantor agreements and ensure clear, legally sound documentation to mitigate risks.

Possession Grounds Relevant to Student Landlords

To regain possession, landlords must rely on statutory grounds such as:

• Requirement to re-let the property for a new student cohort (Ground 4a for HMOs)
• Anti-social behaviour
• Substantial rent arrears
• Breach of tenancy agreement

These grounds require clear pre-tenancy wording, proper notice serving, and evidence of the landlord’s intentions. Non-compliance risks missing critical re-letting windows.

Financial and Operational Implications

Monthly rent payments spread income more thinly and unpredictably, affecting landlords’ ability to cover clustered expenses such as mortgage payments, insurance, and maintenance, which often occur during summer turnover periods.

Landlords must also implement robust maintenance schedules, repair response policies, and compliance documentation, including dated records, photographic evidence, and invoices. Councils will expect landlords to demonstrate timely and effective responses to repair reports, especially concerning issues like damp and mould.

Communication and Tenant Management

Maintaining open communication with tenants is essential. Landlords should conduct regular visits and inspections, remind students of tenancy end dates, and clarify the new legal requirements. Students may assume tenancies continue as before, so landlords must set clear expectations.

Sample Clauses for New Tenancy Agreements

Below are examples of clauses landlords may include in new RRA-compliant tenancy agreements. These should be reviewed and adapted with expert legal advice:

“The Tenant acknowledges that this Student Rental Property is used for student accommodation and is re-let to a new cohort of students each academic year. The Landlord may seek possession of the Property at the end of the academic cycle to prepare the Property for occupation by the next cohort. The tenant agrees to cooperate with reasonable pre-end-of-year inspections, viewings and preparations for re-letting, provided that at least 24 hours’ notice is given. This clause does not limit the tenant’s statutory rights under the Renters’ Rights Act 2025, and any possession will be sought only in accordance with the statutory grounds and notice procedures prescribed by the Act.”

“The tenant agrees to allow the Landlord access for regular inspections (every three months) and end-of-year inspections during the final two months of the academic cycle, on not less than 24 hours’ notice, for the purpose of scheduling cleaning, repairs, and compliance works necessary for re-occupation by incoming tenants.”

“The Guarantor agrees to guarantee the Tenant’s liabilities under this periodic tenancy, including all variations lawfully made for the duration of the tenancy until it is lawfully ended. The guarantee applies jointly and severally where the tenancy is a joint tenancy.”

Note that guarantor agreements require expert legal drafting to ensure enforceability.

Specifics for Different Types of Student Accommodation

• Student Halls (SH) and Purpose-Built Student Accommodation (PBSA): Fixed-term tenancies remain permitted; students cannot leave early.
• HMOs and Private Rentals: Fixed terms are abolished; tenants may leave with two months’ notice.
• Timing of Lease Grant for HMOs: Leases cannot be granted more than six months before occupation if relying on the student possession ground.
• Rent Payments: SH and PBSA can request multiple months’ rent upfront; HMOs and Private Rentals cannot.

Ground 4a is a specific possession ground for HMOs let to full-time students, requiring four months’ notice and applicable only if the tenancy was agreed less than six months before occupation.

Conclusion

While the Renters’ Rights Act 2025 introduces significant challenges and additional administrative burdens for student landlords, demand for student accommodation remains strong, and supply is limited. Landlords who prepare thoroughly, update tenancy agreements, strengthen guarantor arrangements, and implement robust operational plans can continue to succeed in this evolving market.

Image credit: George Milton

SEO Information

SEO Title: The Renters’ Rights Act 2025: Essential Guide for Student Landlords

Source: www.landlordzone.co.uk