How the transition to your new rights will work
What happens if you are already living in a property on 1 May 2026?
What happens: On 1st May 2026, your contract automatically becomes rolling and the end date of your old fixed-term contract no longer applies. If you still wish to leave the property on the original end date, you will need to give two months’ notice.
Additional rule for student houses (HMOs): If your home is an HMO student let, unless you've signed a new agreement the landlord will likely want possession of the property. Most likely because the property has been let to a new set of students for the next academic year.
In this instance the landlord will serve a Section 21 possession notice before 1st May 2026, giving you at least two months' notice of when they want to get their property back.
What happens if I still intend to leave at the end of my current fixed period?
1. Plan early
If you think you may want to move out around May or June 2026, raise this well in advance. Early discussion creates options.
2. Don’t assume the old fixed-term end date still applies
After 1 May 2026, the tenancy does not simply “end” unless notice is given or an agreement is reached.
Read our practical guidance on what to do HERE
What happens if you have signed a tenancy but haven’t moved in when the new Act comes in?
What happens: If you’ve signed before 1st May 2026 but not moved in, when you move in, the fixed end date in the original agreement will not apply. The agreement will run as a month-to-month tenancy. If you want to leave you will need to give 2 months' notice. This could be at any point once the tenancy has begun.
Giving Notice: If you are in a joint tenancy with other students it is important to remember that this decision will affect them and essentially end the tenancy for everyone. If you want to do this it is recommended to speak to the other tenants and your landlord to make any changes as easy as possible.
For student houses: If you will be living in an HMO (shared student house), the landlord will likely serve you with a notice between the 1st and 31st May 2026 to inform you that in the future they reserve the right to use a Ground 4A Possession Notice (part of Section 8 of the Housing Act 1988) between 1st May and 30th September the following year. They must give you four months’ written notice that they intend to do this.
What happens if you haven’t signed anything by 1st May 2026?
What happens: Everything you sign on or after 1st May 2026 has to be a new, monthly “periodic” tenancy. There are no fixed terms – it runs month-to-month from the start. Your landlord should provide government issued guidance on your new rights when you sign the tenancy.
For student HMO lets: The landlord must give you a written statement before you sign saying it’s a student let and that they intend to re-let to students. In the future, if you do not want to stay or you will no longer be a student the landlord will likely use a Ground 4A Possession Notice to regain possession.
I am a student living in purpose-built student accommodation (PBSA)…
Most of the changes in the Renters’ Rights Act don’t apply if you live in purpose-built student accommodation, but you still have rights if your university or accommodation provider is a member of one of the Accreditation Scemes below:
- If you live in University provided accommodation you should check if your university is part of either the UUK/Guild Accommodation Code of Practice or the ANUK/National Code for accommodation owned or managed by educational establishments
- If you live in private purpose built student accommodation, this code applies and outlines your rights. - The ANUK/Unipol Code of Standards for private sector accommodation