September 2026 news for Code members

Below are some of the current themes affecting higher education in the UK that has a direct effect on demand from students for accommodation.  You will find some national themes discussed, alongside local news and updates where available.  Student demand is fluid during September and October and most universities will only release indicative student intake data after this time.

National themes

International Student Numbers continue to fall

  • Applications for Sponsored study visa in the YE July 2026 (381,500) were 11% lower compared to the YE July 2025.
  • The figures mean many UK universities will experience significant losses if the trend continues, with some fearing international enrolments dropping by 30%.
  • Universities taking a more cautious recruitment approach following new complaince rules on hosting international students

Higher Education Sector 

An impending drop of 18 year olds from 2030, a continuing year on year drop in international students and a falling age participation rate presents some serious headwinds for the sector

  • Financial sustainability concerns continue
    • 24 providers at risk of insolvency in next 12 months
    • 45% faced deficit in 2025/2026
    • More mergers/ super universities may happen
  • Regulatory burden and heightened expectations.  A pattern of regulation becoming more interventionist
  • UK’s International Education Policy will result in:
    • a flat fee of £925 per student from August 2028.
    • Reduction of graduate route to 18 months

National student demand 

UCAS Clearing data (from 10th September 2026)

  • 518,310 accepted applicants through UCAS (+1% on 2025)
    • +2.4% UK 18-year-old acceptances
    • +3% international acceptances (EU students numbers remain unchanged YOY)
  • 54,190 students placed through Clearing (+5% on 2025)
  • Drop in the proportion of 18 years old who go to university (35.4% in 2025 compared to 36.1% in 2024)
  • 12% rise in Chinese Students YOY
  • Level entry from India
  • Highest number of accepted applicants since 2020

Local city level indications (Leeds only so far)

University of Leeds

  • Full-time UGs (international and home) Circa 10,620 (2026), 9,445 (2025) The university fell short of their target on international undergraduates by 400.
  • Full-time PGs (international and home) Circa 5,480 (2026), 5,989 (2025) 

Other HEIs

  • Leeds Beckett University - yet to update
  • Leeds Trinity University - 10% down on 2025
  • Leeds Conservatoire - 15% up on 2025

House hunting in 2026-2027

Below are some predictions on how providers are likely to approach the next letting year, given the current supply and demand characteristics in Bradford, Leeds and Nottingham and post Renters' Rights Act. 

  • PBSA will enter the letting market for 2027-2028 early and strong following another challenging year for some providers. Concentrating on securing returners. Will offer common law tenancies.
  • A fall in international students will only add pressure on PBSA providers to secure their share of this market
  • Most off-street providers will enter the letting season at the traditional time, using pre-contractual arrangements like holding deposits
  • Cooling rental growth
  • Changing student demographics
    • The "Commuter" Shift
    • International Softening

Use of pre-contractual arrangements for the 2027-2028 letting year 

Most landlords will want the ability to use Possession Ground 4A where applicable and will will look to keep tenancy completions within the 6-month window of students right to occupy.

Adopting a holding deposit model is the most likely approach landlords will use.  A holding deposit’s principal function is to reserve accommodation while the application and pre-tenancy process are completed.

It gives the provider a limited right to retain the payment where:

  • the applicant withdraws,
  • materially misrepresents relevant information
  • fails to take reasonable steps to enter into the tenancy agreement.

It does not, bind applicants or guarantee that the reservation will ‘convert’ to a tenancy agreement or tenancy. 

Landlords should seek advice on what a holding deposit agreement should include before adopting this process.  Unipol will be producing an agreement for use with their own letting circumstances and this can be shared if requested but is done so as an example and not as a recommended process to follow.

Holding deposits may be retained only in the prescribed circumstances and must ordinarily be returned within 7 days of concluding the tenancy agreement. 

However, with the payer’s consent, it may be applied against the first rent payment (or any tenancy deposit). 

Landlords will need to obtain the tenant’s consent to use the holding deposit as rent OR return the holding deposit within 7 days of the tenancy agreement. Failure to comply with the Schedule 2 TFA requirements can result in enforcement action and a financial penalty of up to £5,000 for each breach.

Landlords cannot take multiple holding deposits per property and the property cannot continue to be advertised where a holding deposit is in place.

Renters' Rights Act news

Unipol has produced some Renters’ Rights Student Guidance that's available on the website includes house hunting advice in the Renters' Rights world.

Landlord database coming soon

  • National landlord database launch in December 2026 in West Midlands
  • landlords to pay £65 per property per year to register.
  • mandatory for all private sector landlords in England to sign up to the register
  • East Midlands 15th February 2027: Yorkshire and Humber launches 15th April 2027

HMRC Valuations Office set to assume responsibility for rent reviews to reduce pressure on the Property Tribunal system.

No specific timeline for this transition has been announced.

The Government has produced a guidance leaflet for landlords who rent to students