House hunting can be stressful, exciting and exhausting. With the implementation of the Renters' Rights Act 2025 it is important for you to know your rights and understand what practices you may encounter from landlords and manging agents.
When do students typically start looking for their accommodation for next academic year?
Typically students tend to look early. This can be peer driven, market driven (shortage of studet accommodation) or landlord driven but it would not be unusual for students to start looking in October or November to start a tenancy from the following July, August or September.
Isn't this very early?
Yes, it is early but due to the combination of factors above it is the reality for many students. This can lead to rushed decision-making and students renting properties with other students that they have only known for a short time. That said, this often works out fine but sometimes can lead to students wanting to change their mind. Getting hold of the right information early helps you make better decisions. Check out our advice pages on house hunting.
How will the Renters’ Rights Act affect how students secure a property for the next academic year?
The government’s objective is to stop landlords pressuring students to make a commitment too early, before they have had a proper chance to get to know potential housemates or get more information on their housing options.
To do this the goverment added a restriction on landlords who rent out student houses of 3 beds or more (known as HMOs).
What is this restriction and what does this mean for students?
Most students who want to rent a traditional student house will be signing an Assured Periodic Tenancy Agreement. This gives students enhanced rights when renting and restricts how landlords can get their property back. However, the goverment acknowledged that it was important that student landlords could confidently rent to future students in the knowledge that current tenants would move out on a particular date. So, a new possession ground was introduced with the Renters' Rights Act called Ground 4A. The restriction on its use is that future tenants cannot sign a tenancy more than 6 months before their right to occupy the property. An example of this would mean any tenancies starting on 1st July could not be signed before 1st January (if they wanted to rely on Ground 4A in the future).
This does not make signing-up early illegal – it just means that the landlord won’t be able to require you to leave between June and September so that the landlord can re-let to students.
Does this mean students won't start house hunting until January?
In reality, many landlords and managing agents will still be marketing properties to students in October and November but will most likely offer students the opportunity to reserve a property through pre-tenancy agreement such as a holding deposit. Students would then sign the tenancy agreement later, within the 6 month period before moving-in date.
What is a holding deposit?
A holding deposit is a small, upfront payment (capped at one week’s rent) you pay to reserve a property before signing the tenancy agreement. Although normally this period would be a maximum of 15 days, most landlords will ask you to agree in writing for them to extend this time (to bring within 6 months of the moving-in date). In most cases this is refundable and if not, the landlord must inform you why not. Often landlords apply it to the first month’s rent but this needs to be agreed with you.
There are strict rules around the use of holding deposits in the Tenant Fees Act 2019. Always get advice before paying money, and always get a receipt if you pay cash.
Some landlords may decide to delay advertising their properties early, particularly in areas of accommodation shortage.
What happens if I want to rent a one or two bed property?
Renting smaller properties can be a popular choice for students. With the introduction of the Renters' Rights Act the number of these properties available for students is predicted to fall as landlords are now unable to determine when a property will become available until the tenant serves notice. Therefore the liklihood is that properties will be advertised across the letting season rather than just at the beginning. It is a good idea to register your interest with different landlords and agents so they can let you know about available properties.
What about renting a room or studio in a purpose built student accommodation (PBSA) building?
If you want to book a room for next academic year in a PBSA or through your university these will likely be advertised from October or November onwards. Suppliers of this type of accommodation will normally be exempt from the vast majority of the Renters' Rights Act legislation and will still be operating fixed term agreements either through a Common Law Tenancy agreement or a Licence Agreement. PBSA suppliers can get an exemption by being accredited under the National Code.
To check who is a member and how the National Code Exemption works please visit the National Code Website.
Tenant rights are different under a Common Law Tenancy Agreement. You are advised to read the Student FAQs to find out more.
Other Resources
The Government has issued student guidance on renting - Read Guidance