The Renters’ Rights Act is coming into effect on 1st May 2026, there are some big changes happening which include some major protection for tenants, including students.  

If you’re living in some student halls, social housing or in a landlord’s home as a lodger, these changes might not affect you right now. But wherever you rent, your home should be safe, warm and free from serious damp or mould, if it's not, please complete an enquiry form   

Important changes  

Most tenants that rent from a private landlord have ‘Assured Shorthold Tenancies’, under the new Renters’ Rights Act, these tenancies are being abolished. 

Section 21 gives the landlord the right to evict a tenant that has finished their fixed tenancy without reason. The new Renters’ Rights Act will abolish Section 21 notices.  

What does this mean for me? 

1. Most Assured Shorthold tenancies will be replaced with periodic assured tenancies. The landlord will need a reason to evict you e.g. Late rent payments or noise complaints. 

2. These tenancies will be rolling contracts, meaning as a tenant you can decide when you want to end your contract by giving notice to your landlord.  

Ending your tenancy  

This is a big change!   

• Tenancies are becoming more flexible. On your fully assured tenancy, you can leave your tenancy with 2 months' written notice. 

• But it also means that you should give 2 months' written notice to leave.  

• This will apply to new tenancies under the new system. Existing fixed-term contracts may continue under current terms until they transition. 

Ground 4A Notice 

This only applies to those students in a House of Multiple Occupation (HMO) - a house let to three or more students. 

HMO landlords get special treatment through something called “Ground 4A”. This allows HMO landlords to take back the house between 1 June and 30 September each year to re-let it to the next group of students. It’s designed around the academic calendar, so landlords aren’t left with empty houses over summer. 

There are lots of rules around the Ground 4a notice, if this situation applies to you then more information can be found here –  

Other changes for HMO or other joint tenancies  

If other tenants’ names are on your contract, you probably have a joint tenancy:  

• One person can end the tenancy for everyone  

• All tenants are jointly responsible for the rent.   

• If one person doesn’t pay rent, the landlord can ask any or all of you for the full amount!  

• It’s important to trust your joint tenants and to work out an advance plan for what you’re going to do if something changes.  

Other changes for you to be aware of: 

Costs  

• From 1 May 2026, landlords can only increase rent once per year during a tenancy and must give at least two months’ notice. 

• As tenancies will be monthly rolling, this means landlords are unable to ask for more than one month's rent upfront. 

Pets  

• Landlords can’t refuse pets without a justified reason. 

Your rights and responsibilities  

• You can see energy performance certificates (EPC) before signing a contract.  

• You can ask to keep a pet after you move in.  

Some of your responsibilities haven’t changed. You must still:   

• Keep the property clean and well ventilated.  

• Report problems to the landlord quickly.  

• Fix small issues, like changing the light bulbs.  

• Pay rent on time.  

 Student Halls:  

If the University own the halls, you’re probably a licensee, not a tenant. You are protected under a code of practice which means your accommodation must meet safety standards, give clear information and handle complaints properly.   

You might live in halls of residence owned by a private company, the new rules for these can be complicated. On 1^st May, it's expected that your Assured Shorthold Tenancy will be change to a periodic Assured Tenancy and you will be able to give 2 months notice. Speak to Your Student Union if you have questions about your contract or tenancy.   

Additional Support:   

Join us for a Webinar on 19 May 2026 @ 1pm with one of our Advice Caseworkers to discuss all the changes and answer any of your questions - Book onto Renters' Rights Webinar  

• Your Students’ Union Advice Service can advise you on housing issues, contact them by completing an  Enquiry Form  

• Shelter, the UK housing and homelessness charity  

• Citizens Advice