Will the Renters’ Rights Act affect how I secure a property for the next academic year?
Landlords of HMOs will not be able to require students to leave at the end of an academic year if they sign students up more than 6 months before moving-in date. 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 house-mates or get more information on their housing options. 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.
In some cases, students want to sign up early, particularly in areas where there is a shortage of certain types of accommodation. Landlords or HMOs may no longer be willing to allow this.
Some landlords may ask students to enter in to a pre-tenancy arrangement or ask for a holding deposit, and sign up to the tenancy agreement later, less than 6 months before moving-in date. 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.
What happens if I'm renting a one or two bed property?
Your landlord will not be able to use Ground 4A (the student let ground) unless your accommodation IS a house in multiple occupation (HMO) or is IN an HMO. If your accommodation is not an HMO, or in an HMO, your landlord will have to wait for you to give Notice to Quit, or find another legal basis for ending your tenancy (eg serious rent arrears).
This rule could lead to fewer one- and two-bed properties being available to students in the future. On the other hand, there is no reason why a landlord of a one- or two-bed property should not agree to sign you up early, if you are sure that is what you want.
How should I plan the end of my tenancy?
Some landlords may discuss with you what your future plans are and if you are intending to vacate the property on a certain date. If you are, they may ask you to give Notice to Quit as soon as you can after your tenancy starts. Landlords should not be asking you to give Notice to Quit before your tenancy has started (in most cases, this is the date you are entitled to collect the keys). It is advisable not to give Notice to Quit until you are sure of the date you want your tenancy to end, in case your plans change. Once you give Notice to Quit, it can only be withdrawn if your landlord and any joint tenants agree. Don’t leave it too late, either. You will need to give at least 2 months’ notice, and the notice must end the tenancy on a last day of a period of the tenancy (the day before your rent payment date). Your notice must be in writing, and it should state the date you intend the tenancy to end.
Practical Guidance if your current fixed term tenancy was set to end in May or June 2026
Will I still need a guarantor?
As student tenants can potentially be in occupation several years, more landlords could request tenants to provide a guarantor. Landlords will usually insist on the guarantor being UK-resident or a UK-based organisation.
Some universities are now acting as UK-based guarantors for their students so it is worth checking with your student advice service to see if this is available. Eligibility criteria will apply.
If you cannot provide a guarantor, your landlord is not allowed to require you to pay rent for the year, or even several months, up front as an alternative. The landlord will either have to refuse to let to you, or let to you without a guarantor.
How do I find a UK guarantor if I’m an international student or my family is unable to help?
Students who need a guarantor can now use a guarantor insurance service. These services charge between 4% and 20% of the total rent, so costs vary significantly between providers.
Example: If your rent is £500/month for 12 months (£6,000 total), guarantor insurance could cost anywhere from £240 to £1,200 for the year. That’s a big difference, so shop around!
Do your homework: Some managing agents may be “on commission” from particular guarantor services, which could influence their recommendations. While landlords can insist on you having a guarantor, they cannot insist you use a particular guarantor service. This means you need to shop around to find the best deal rather than accepting whatever service the letting agent suggests.
Where do I get help with guarantor issues?
If you’re struggling to find a guarantor or can’t afford guarantor insurance, seek advice. There may be alternative options or negotiation strategies.
Can I have a pet in my student accommodation?
If you have a licence to occupy or a common law tenancy, the contract will stipulate what restrictions apply to pets. Landlords cannot discriminate against pets illegally, for example they cannot refuse to allow a guide dog if the tenant needs the dog to assist with their disability.
The Renters' Rights Act 2025 changes the rules on pets for assured tenants. From 1st May 2026, assured tenants will include:
(a) most tenants currently renting in the private rental sector in England; and
(b) students with a tenancy that started after 1st May 2026 in the private rental sector in England IF their building is not covered by the Unipol/ANUK Code of Standards.
From 1st May 2026, an assured tenant has the right to request permission to keep a pet, and their landlord cannot unreasonably refuse.
The rules won't apply to lodgers, licensees, prospective tenants or common law tenants.
Find Out More About Requesting a PET HERE
The landlord has told me this is a student let and I must leave in the summer – what if I want to stay on?
Landlords of common law tenancies or licences to occupy can still enter into fixed-term contracts. If you haven’t vacated by the last day of the fixed term, the landlord can apply to court to have you evicted.
Landlords of assured tenancies of accommodation that IS an HMO (e.g. a 3-bed house-share) or is IN an HMO (eg a bed-sit) have the right to claim possession on the student letting ground – known as Ground 4A. If you are letting single-household accommodation on an assured tenancy, or any accommodation on a common law tenancy, Ground 4A does not apply.
Several factors have to be in place for Ground 4A to apply:
- The landlord has to reasonably believe that all the tenants will be, or will become, full-time students during the tenancy
- The landlord has to give the tenants a a written statement that the landlord intends to end your tenancy using Ground 4A, and the landlord must provide this written statement:
- by 31st May 2026 if the tenant is already in occupation; or
- before entering into a contract with a prospective tenant; but
- not more than 6 months before the tenant would be entitled to collect the keys;
- with the intention of letting the property to students again when the tenancy ends.
- At least 4 months’ before the date the landlord wants the tenants to leave, the landlord must serve a ‘section 8’ notice on the tenants;
- The section 8 notice must be in the prescribed form, and say that the landlord is relying on Ground 4A as the basis for ending the tenancy;
- The date the landlord wants the tenants to leave can only be a date between 1 June and 30 September (inclusive).
Some landlords may want to end tenancies earlier rather than later, to be sure of the property being available for the following year’s students.
Some landlords may make tenancy agreements (contracts) conditional on the property becoming vacant.