Student Lets and the Renters’ Rights Act

The Renters’ Rights Act 2025 brings about a number of changes, but student landlords will be particularly affected by the ban on fixed terms, removal of Section 21 and prohibition of rent being paid in advance.

The Act does make some provisions for student landlords who will require possession of their property, ready for the new intake of students.

Landlords are only considered “Student Landlords” for the purpose of the Act if the following applies:

• The property is let as a house in multiple occupation (at least three people, at least two of whom are unrelated – This can be let on a room-only basis or as a joint tenancy); and
• All the tenants in the property meet the ‘student test’ (This means that your tenants must currently be, or are imminently going to be, full-time students on a recognised course of study when the tenancy is entered into)

If you are a student landlord, you must do the following before 31st May 2026:

Issue the The Renters’ Rights Act Information Sheet 2026 to your tenants

Inform your tenants that you may use Ground 4a to end their tenancy (the prior notice requirement)

Provision for student landlords in 2026 only:

For student landlords who signed a tenancy agreement before 1st May 2026, from 1st May 2026, provided you have complied with the above requirements, you can serve a Section 8 notice to your tenants, citing ground 4a, providing two months notice to end the tenancy on or before 30th September 2026, in order that you can re-let the property to a new intake of students.

For student landlords from 2027 onwards:

• In order to use Ground 4a, an assured tenancy agreement must be signed less than 6 months before the tenancy start date.
• The student landlord criteria must be met (see above).
• The tenancy agreement must provide prior notice of Ground 4a.
• A student landlord can only regain posession between 1st June and 30th September if they intend to re-let to another group of students.
• Four months notice is required.