Renters’ Rights 2026: What Students Need to Know

From 1 May 2026, renting rules in England changed under the Renters’ Rights Act. These changes affect many students who rent from private landlords, including students in shared houses, flats and some private halls.

Which students are likely to be affected?

Check what type of agreement you have before relying on the new rules.

  • private rented houses or flats;
  • shared student houses;
  • HMOs, which are shared houses with 3 or more people;
  • some private halls contracts.

  • university-owned halls;
  • accommodation where you are a lodger and live with your landlord;
  • social housing;
  • accommodation where you have a licence rather than a tenancy.

Tenancies are changing

Most assured shorthold tenancies became rolling assured tenancies from 1 May 2026. This means that many private tenancies now continue on a rolling basis until they are ended properly. GOV.UK confirms that the Renters’ Rights Act changed how private landlords let out properties from 1 May 2026.

This means a fixed end date in your contract may not automatically mean you can leave on that date. You may still need to give notice.

Leaving your tenancy

You can usually end your tenancy by giving 2 months’ written notice. Shelter also confirms that, under the new rules, periodic assured tenants are required to give a 2 month notice to quit.

  • give notice in writing, such as by email or letter;
  • keep a copy of the notice;
  • check when the notice period should end;
  • continue paying rent during the notice period;
  • get written confirmation if your landlord agrees to an earlier end date.

Do not just move out and hand back the keys. This could mean you still owe rent.


If your landlord wants you to leave

Section 21 ‘no fault’ eviction ended on 1 May 2026. Shelter explains that the Renters’ Rights Act brought changes to tenancy agreements, eviction and renting rules from that date.

This means landlords usually need a legal reason if they want a tenant to leave. The notice period may vary depending on the reason. Reasons may include rent arrears, serious behaviour issues, the landlord selling the property or the landlord moving into the property.

  • do not ignore it;
  • do not assume you have to leave immediately;
  • keep the notice and envelope/email;
  • contact the Advice Service as soon as possible.

Joint tenancies and housemates

If everyone’s name is on one contract, you probably have a joint tenancy.

  • one tenant may be able to end the tenancy for the whole group;
  • all tenants are usually responsible for the full rent together;
  • if one person stops paying, the landlord may ask the others to cover the missing rent.


Before signing a shared tenancy, make sure everyone understands the financial risk.

Rent increases and upfront rent

The new rules limit some landlord and agent practices. Citizens Advice explains that landlords can usually only increase rent once every 52 weeks and must follow the correct process.

If you receive a rent increase notice, you may be able to challenge it if it is above the market rent.

You should also ask for advice before paying large amounts upfront, especially if you are being asked to pay several months’ rent in advance.

Pets

You can ask your landlord for permission to keep a pet, but this does not mean permission is automatic. Citizens Advice explains that landlords must have a reasonable reason if they refuse permission.

Do not bring a pet into a property, especially shared housing, without written agreement.

Student halls

Not all halls have the same rules.

University-owned halls may use a licence rather than a tenancy. Private halls can be more complicated, and your rights may depend on the agreement you signed.

Before giving notice or moving out, check your contract and ask for advice if you are unsure.

Your responsibilities still matter

The new rules give renters stronger rights, but you still have responsibilities.

  • pay rent on time;
  • report repairs, damp or mould in writing;
  • keep the property reasonably clean and ventilated;
  • avoid damage;
  • follow your tenancy agreement;
  • keep emails, photos, repair reports and rent payment records.

Before you sign a tenancy

  • What type of contract is it?
  • Is it a joint contract or separate contracts?
  • How much rent is due?
  • What upfront payments are being requested?
  • How do you end the tenancy?
  • Who deals with repairs and complaints?
  • Have you been given the key property information?


You can contact the Advice Service before signing if you are unsure.

If something goes wrong

  1. Write to the landlord or agent and explain the problem.
  2. Include dates, photos, screenshots and copies of messages.
  3. Ask when they will reply or fix the issue.
  4. Use the complaints process if the issue is not sorted.
  5. Contact the Advice Service if you are not sure what to do next.


Try not to rely only on phone calls. Follow up in writing so you have a record.

When to contact YourSU Advice Service

  • you are unsure before signing a contract;
  • you receive a notice from your landlord;
  • you want to leave your tenancy;
  • repairs are not being dealt with;
  • your housemates stop paying rent;
  • you are being asked to pay a large amount upfront.


It is usually easier to help before a deadline has passed or money has been paid.

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