Renters’ Rights Act

This information is guidance only and should not be taken as legal advice. 

The Renters’ Rights Act is expected to introduce major changes to private renting from 1 May 2026. 

The changes apply to: 

• Students renting privately 

• Shared houses with 3 or more bedrooms (HMOs) 

• Students with individual tenancies or joint tenancies 

The changes do not apply to: 

• ResLife accommodation, which uses licence agreements (not assured tenancies) 

• Most Purpose-Built Student Accommodation (PBSA) that follows the Unipol/ANUK Code, where contracts are typically common law tenancies 

PBSA and ResLife will still be able to offer fixed-term contracts tied to the academic year. 

 

Need Support or Advice? 

Students can access guidance and tenancy checking through: 

• University advice services 

• GreenPad Student Letting Service 

• The Students’ Union 

• Accredited external housing organisations specialising in private renting 

 

Contracts and Notice 

No Fixed-Term contracts 

Fixed-term contracts (for example, 10 – 12-month student tenancies) will be replaced with rolling (periodic) tenancies. 

What this means for students: 

• You would no longer be tied in for an entire academic year. 

• You could choose to leave by giving proper notice 

• Your tenancy would continue monthly unless ended legally by you or your landlord. 

ResLife accommodation 

ResLife uses licence agreements with fixed terms. 
To end these agreements early, students must contact ResLife directly. 

 

How to give proper notice to end your tenancy 

Students will be able to end their tenancy by giving proper notice. 

What you need to do: 

• Give at least two months’ written notice (email is usually acceptable if it is your normal communication method). 

• Your notice must end on the last day of a rental period. 

• You must leave the property before the notice expires. 

Important for shared houses: 

• In joint tenancies, one person giving notice usually ends the tenancy for everyone. 

• Many GreenPad properties, however, use individual tenancies, so only the person giving notice would need to leave. 

 

Monthly Rent Payments 

Landlords and agents will not be allowed to require more than one month’s rent in advance once a tenancy has been signed. 

For students, this means: 

• No more requests for several months’ rent upfront. 

• No upfront payments for international students without a UK-based guarantor. 

You can still choose to pay in larger instalments 

• You may prefer to pay termly to match your student finance schedule. 

• This must be your choice, not a condition of the tenancy. 

• Larger payments can only be made after the tenancy agreement is signed. 

Landlords/agents cannot: 

• Require more than one month’s rent in advance. 

• Encourage or pressure tenants to pay more upfront. 

• Structure contracts around termly payments. 

• Ask international students to pay a year upfront. 

NOTE: Tenancies already signed with termly/upfront payments stipulated will simply change to a monthly payment structure from May 1st. Your landlord or agent should contact you directly about this. 

 

Rent Increases 

The proposals introduce more predictable rent increases. 

What this means: 

• Rent can only increase once per year. 

• Landlords must follow the Section 13 legal process. 

• You must receive at least two months’ notice. 

• You can challenge the increase if it is unreasonable. 

 

Your right to stay, and how to leave 

Ending ‘No-fault’ Evictions (Section 21) 

Current proposals would remove Section 21, meaning landlords cannot evict tenants without giving a reason. 

Eviction would only be possible for legal reasons, such as: 

• Selling the property 

• Moving in themselves or housing close family 

• Serious rent arrears 

• Significant breaches of the tenancy agreement 

This is intended to give students more stability during their studies. 

 

Ground 4A – Student HMO Possession 

Ground 4A is a proposed new rule allowing landlords of student HMOs to regain possession annually so the property can be relet to a new group of students. 

It only applies if: 

• The property is an HMO (3+ tenants forming more than one household) 

• Tenants are fulltime students (or expected to be) 

• The landlord has given advance written notice that Ground 4A may be used  

• By 31 May 2026 for existing tenants 

• Before signing new contracts (but no more than 6 months before the tenancy start date) 

• The landlord intends to relet to students 

Notice requirements: 

• Landlords must give at least four months’ notice using a Section 8 notice 

• The moveout date must fall between 1 June and 30 September 

NOTE: If you rent a studio, 1bed or 2bed (non-HMO) Ground 4A does not apply. Your landlord cannot end your tenancy simply to relet to new students. 

 

Pets in your student home 

Right to Request a Pet 

Under the proposals, tenants will have the right to request permission to keep a pet. 

Key points: 

• Landlords must respond within 28 days. 

• They must not unreasonably refuse.  

• They cannot require pet insurance. 

• In shared houses, all housemates must agree. 

Unreasonable refusal can include: 

• Landlords not liking or wanting pets at the property. 

• Concerns about potential damage or cleaning. 

• Previous negative experience with pets. 

PBSA and university run accommodation can still operate a no pets policy. 

 

Housing and management standards 

All rented homes must meet the updated Decent Homes Standard. 

This means improvements in areas such as: 

• Damp and mould. 

• Heating and insulation. 

• Safety standards. 

Awaab’s Law will apply, requiring urgent hazards (such as significant damp and mould) to be fixed within strict legal timeframes. 

 
If landlords do not comply, tenants can take enforcement action. 

 

New Ombudsman and National Property Database 

The Act is expected to require landlords to: 

• Join an official Ombudsman/redress scheme. 

• Register properties on a national database. 

For students, this means: 

• A clearer process for raising complaints. 

• More transparency about landlords and agents. 

• Greater accountability for poor practice.