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Student Lets and the Renters’ Rights Act
How the rules affect student tenancies, academic-year lettings and landlords’ rights to regain possession in England.
The key points
Since 1st May 2026, most privately rented student homes use assured periodic tenancies rather than fixed-term assured shorthold tenancies. A specific possession ground, Ground 4A, can help eligible student HMO landlords recover their property for the next academic year—but strict conditions apply.
What changed for student landlords?
The Renters’ Rights Act 2025 ended the standard fixed-term assured shorthold tenancy model for most private rentals in England, including many student houses. These are now assured periodic tenancies: the agreement does not automatically end at the close of an academic year. Section 21 no-fault notices can no longer be served for these tenancies.
Student landlords must therefore plan carefully when marketing a property for the following academic year. A tenant’s expected graduation date or the end date previously written into a contract does not, by itself, entitle the landlord to possession.
Which student accommodation is affected?
Private student houses and HMOs
Most ordinary private student lets fall within the assured periodic tenancy rules. Some qualifying HMOs can use Ground 4A to regain possession for another group of students.
University halls and qualifying purpose-built accommodation
Different legal arrangements or exemptions may apply. Ground 4A is not a universal possession route for all student accommodation; check the tenancy type and provider before relying on it.
Ground 4A: recovering a student HMO
Ground 4A is a mandatory possession ground designed to support the annual student letting cycle. It is available only when all applicable statutory conditions are met.
- The property is an HMO, or part of an HMO. This can include shared houses occupied by three or more people from more than one household who share facilities.
- All tenants on the relevant joint tenancy meet the full-time student test when the tenancy is agreed, including those reasonably expected to become full-time students during the tenancy.
- The landlord gave the required written Ground 4A warning before the tenancy was entered into. This is separate from the later possession notice.
- The tenancy was agreed no more than six months before the tenants were entitled to move in. Special transitional rules apply to qualifying pre-1st May 2026 tenancies.
- The landlord genuinely intends to let the property to qualifying students again when it is next let.
- The relevant possession date falls between 1st June and 30th September.
What notice must landlords give?
For new tenancies under the post-1st May 2026 rules, landlords normally need to give at least four months’ notice using the correct Section 8 possession notice (Form 3A or a substantially equivalent form). The notice must comply with Ground 4A’s academic-year timing requirements.
If tenants remain after the notice expires, the landlord must apply to court and obtain the appropriate order. A notice does not itself end the tenancy or authorise a landlord to change the locks.
What about student tenancies that existed before 1st May 2026?
Special transitional rules applied to existing student tenancies. In particular, eligible landlords could provide the required Ground 4A warning by 31st May 2026 and, during a limited window ending 30th July 2026, serve a possession notice giving at least two months rather than the usual four months. The six-month advance-signing condition was also relaxed for eligible existing tenancies.
That short-notice transitional window has now closed. Landlords dealing with older tenancies should check whether the required warning was served in time and obtain advice on the precise transitional conditions before relying on Ground 4A.
Can students leave before the end of the academic year?
Under the assured periodic tenancy regime, tenants are not generally locked into a fixed academic-year term. They can end their tenancy by giving the required notice under the applicable rules. This creates a practical risk for student landlords who rely on rent being paid through the summer. Landlords should budget for potential void periods and avoid assuming a group will stay until the following September.
Practical checklist for student landlords
- Confirm whether the property and tenancy qualify for Ground 4A before advertising the next academic year.
- Check the HMO position, licensing requirements and the student status of every proposed joint tenant.
- Provide the correct written Ground 4A warning before a new tenancy is agreed, and retain proof of delivery.
- Avoid signing qualifying new tenancies more than six months before the move-in entitlement begins.
- Plan possession notice dates around the four-month notice period and the 1st June–30th September window.
- Do not promise vacant possession to the next group until the legal position is clear.
- Continue to comply with deposit protection, safety, licensing and other landlord obligations.
Frequently asked questions
Can I still offer a 12-month fixed-term student tenancy?
For most assured private student tenancies, no. The tenancy is periodic rather than a binding fixed term. Different arrangements may apply to certain university or qualifying purpose-built accommodation.
Can I automatically ask students to leave at the end of June?
No. A tenancy does not automatically end because the academic year finishes. You need a valid legal route, such as Ground 4A where every condition is met, and must follow the correct possession procedure.
Does Ground 4A apply if one joint tenant is not a full-time student?
Generally not. Where the tenancy is held jointly, all joint tenants must meet the statutory student test for Ground 4A.
Can I use Ground 4A for a student renting a self-contained flat?
Not simply because the occupant is a student. Ground 4A requires the dwelling to be an HMO or part of one, alongside the other conditions.
What happens if the students refuse to leave after notice?
The landlord must use the court possession process. Changing locks or forcing tenants out without following the law risks unlawful eviction.
Does the two-month transitional notice still apply?
The special window to serve a two-month Ground 4A notice for qualifying existing tenancies ended on 30th July 2026. The usual four-month notice requirement now applies, subject to the precise facts and transitional provisions.
Further guidance for landlords
Official sources
← Return to the Renters’ Rights Act Resource Centre
Guidance reviewed 29th October 2026. This is general information for landlords in England, not individual legal advice. Always check current legislation and the facts of the tenancy before serving a notice.