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Under the Renters’ Rights Act 2025 (in force from 1 May 2026 in England), Ground 4A is a special possession ground that allows some student landlords to regain possession of a shared student house so they can re-let it to a new group of students for the next academic year. It effectively replaces the old reliance on fixed-term student tenancies and Section 21.
What is a Ground 4A notice?
A Ground 4A notice is a formal notice served by a landlord stating that they intend to seek possession under Ground 4A. The landlord must then apply to court if the tenants do not leave voluntarily. Unlike the old Section 21 process, the landlord must rely on a specific legal ground.
When can a landlord use Ground 4A?
Generally, all of the following must apply:
- The tenancy must meet the “Student Test”
- The tenants must have been made aware that the landlord may use Ground 4a to end their tenancy
- The landlord requires possession so the property can be let to incoming students for the next academic year
- Specific notice and procedural requirements have been followed
How much notice must be given?
The standard notice period is 4 months.
There are special transitional arrangements during 2026 that allow a shorter notice period in some circumstances, but these are temporary.
Does Ground 4A apply to all student rentals?
No. It is applicable only to shared student HMOs where the tenancy meets the “Student Test“. It does not apply to ordinary one- or two-bedroom student flats and does not cover every type of student accommodation.