Renters’ Rights Act 2026: What students need to know

The Renters’ Right Act 2026 has transformed the world of private renting. Here are the key things you need to know to protect your rights as a student.

Does this actually apply to me?

Before diving in, it is worth specifying who the Act covers, because not every student is affected equally.

If you live in university-owned halls or private purpose-built student accommodation (PBSA) – think Rootes, Sherborne, Cryfield or accommodation under Unite Students and Student Roost – the Renters’ Right Act does not apply to you, as you are on a license and not a tenancy.

If you live in a shared private house or an apartment (HMOs), the Act does apply to you. You are on an assured short-hold tenancy and the changes below affect you directly.

From May 1 2026, all assured tenancies automatically become periodic, meaning they roll on a weekly or monthly basis with no set end date.

No more fixed term contracts
One of the most significant changes is the abolition of fixed-terms tenancy agreements. From May 1 2026, all assured tenancies automatically become periodic, meaning they roll on a weekly or monthly basis with no set end date.

This is key for students: if you want to leave your property, you must give two months’ written notice (by letter, email, or text), served on the day your rent is due or the day before. You will need to keep paying rent throughout that notice period.

The good news is that you and your landlord can mutually agree in writing to shorten that notice period – so if your exams finish in June and you want out, it is worth having that conversation early rather than paying for an empty room all summer. If you are planning to leave in July, you should be giving notice in May.

If you are a current tenant, your landlord must also provide you with a government-produced information sheet about these changes to your tenancy before May 31 2026.

Landlords cannot ask for rent in advance upfront

Your landlord cannot as for, encourage or accept a payment of rent before you have signed the tenancy agreement. This practice, which often disproportionately disadvantages students, is now illegal. Once you have signed the tenancy agreement, you can be asked to pay a maximum of one month’s rent in advance, and no more.

Rent increases are now strictly regulated
Your landlord can only increase the rent once a year, and not in the first twelve months of a new tenancy. They must use Form 4A and give you at least two months’ notice. Crucially, if the proposed rent increase rate is above market rate, you have the right to challenge it.

The Section 21 ‘no fault’ eviction… has been abolished as of May 1 2026. Instead, if your landlord wants to end your tenancy they must give you a reason

You cannot be evicted without reason
The Section 21 eviction, which previously allowed landlords to remove tenants without providing a reason, has been abolished as of May 1 2026.

Even if your tenancy currently has a Section 21 clause, it is no longer enforceable. Instead, if your landlord wants to end your tenancy they must give you a reason, a legally recognised ground of possession, use the correct forms and give you the correct amount of notice (which is often four months, but can be shorter).

Grounds of possession relevant to students include non-payment of rent, antisocial behaviour from you or your guests, and a specific ground (Ground 4A) applicable to HMOs, which allows landlords to end student tenancies between June 1 and September 30 each year – broadly in line with the academic year.

For existing tenancies, landlords can only rely on Ground 4A if they issued tenants a warning notice within one month of the Act coming into force.

The importance of communication in joint tenancies
Joint tenancies carry a significant new dynamic: notice given by one tenant ends the entire tenancy for everyone.

So what’s next?

The Renter’s Rights Act is only the beginning. The current Labour government has signalled further reforms, including a national landlord database and an extension on Awaab’s Law – originally introduced to tackle mouldy and dangerous social housing – into the private rented sector. More changes are expected in the coming years.