On 1 May 2026, the first provisions of the Renters’ Rights Act 2025 will come into force, fundamentally changing how residential tenancies operate in England. For landlords of student accommodation, the effect of the changes will depend on the type of student accommodation.
- University-owned student accommodation is exempt from the Act.
- Purpose-built student accommodation (PBSA) is exempt from the Act, provided providers comply with approved codes of practice (Accreditation Network UK/ Unipol). These tenancies can still be fixed-term.
- Landlords of houses in multiple occupation (HMOs) and 1-2-bedroom student lets will be impacted as they are generally let on an Assured Shorthold Tenancy (AST).
Key changes taking effect from 1 May 2026 (for landlords of HMOs and 1-2-bedroom student lets)
- No more fixed-term contracts. Fixed-term contracts will become a thing of the past. Landlords won’t be able to enter into fixed-term contracts moving forward, and all existing tenancies will become assured periodic (rolling month-to-month) tenancies.
- Increased tenant flexibility. Tenants will be able to leave the property at any time, provided they give two months’ notice. Naturally, this raises concerns around increased turnover and the associated costs for landlords. Ensuring that accommodation is provided to a good standard will be essential to retaining tenants.
- No more “no fault evictions”. The days of “no fault” evictions and Section 21 notices are over. Landlords will be unable to evict a tenant unless they can satisfy one of the grounds for possession under Schedule 2 of the Housing Act 1988.
The Renters’ Rights Act 2025 introduces a new possession ground 4A specifically for HMOs (3+ bedrooms). Landlords can seek possession ahead of each new academic year. If it is a joint tenancy, this ground can only be relied on if all tenants are full-time students. If the rooms are let on individual tenancies, only those who are full-time students can be evicted. Landlords must give at least four months’ notice, and the notice must expire between 1 June and 30 September. This ground does not apply to 1-2-bedroom student properties.
For more detail on the grounds landlords might be able to rely on, view our previous article here. Note some of the notice periods under the possession grounds have increased.
- Right to request a pet - tenants will be able to request a pet, even if the current tenancy wording prohibits pets. Landlords will be unable to unreasonably refuse this request.
- Rent increases - landlords will only be able to increase rent once every 12 months by serving a formal Section 13 notice with two months’ notice. Tenants will have the ability to apply to the First-tier Tribunal (FTT) to challenge the proposed rent - it is important to note that this annual rent increase only applies to the same tenancy – if a tenant only stays for six months and a new tenant comes in, the landlord can set a new market rate at the start of that new tenancy.
- Illegal to discriminate - it will be illegal for landlords to discriminate against renters who have children or receive benefits (e.g. preventing viewings or refusing to grant a tenancy). Terms in superior leases, mortgage or insurance policies which force landlords to discriminate will have no effect. Local authorities can issue an initial fine of up to £7,000, and a further fine up to £7,000 if the discrimination continues.
- Rental bidding banned - landlords will be unable to request higher rent than advertised and rental bidding will be banned.
- Limit on rent in advance - landlords will be unable to request more than one month’s rent in advance.
- Enforcement - local council enforcement will be strengthened and rent repayment orders (RRO) will be capable of being extended to superior landlords. Those managing HMOs should ensure it has a license if required or it will be at risk of a RRO and having to repay rent to the tenant.
What comes next (and when)
While the most disruptive reforms take effect on 1 May 2026, further reforms are on the horizon.
From late 2026
- Landlords will be required to register on a new Private Rented Sector (PRS) database, providing prescribed information about themselves and their properties, including gas, electrical and energy performance certificates.
- An annual fee will apply.
- Properties may not be marketed unless both the landlord and the property are registered.
From 2028
- Landlords will be required to join the new PRS Landlord Ombudsman scheme.
- Landlords will be required to fund the service through a charging model, which has not yet been confirmed.
Between 2035 and 2037
- A Decent Homes Standard will be extended to the PRS.
Transitional period
Landlords have a few days left to serve any Section 21 notices. If a landlord serves a Section 21 or Section 8 notice before 1 May 2026, the notice will remain valid until possession proceedings have been concluded. However, possession proceedings must be commenced by 31 July 2026, or the notice will lapse.
Conclusion
The Renters’ Rights Act 2025 represents a major shift for the PRS. While university-owned housing and PBSA will escape its reach, landlords of HMOs and smaller student properties face significant changes: fixed-terms tenancies will disappear, eviction rules will tighten, and compliance obligations will grow over the next decade.