The Renters’ Rights Act: What Students Need to Know (From May 2026)
From 1 May 2026, the following applies to most student renters:
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Tenancies become rolling monthly contracts with no fixed end dates.
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No more “no-fault” evictions. Landlords must give a valid reason to evict you.
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You can end your tenancy by giving notice usually with 2 months.
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You’re entitled to pay rent monthly.
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Rent increases must follow a formal process (and you can challenge them).
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You can ask to keep a pet, and landlords can’t unreasonably refuse.
From 1 May 2026, most tenancies become periodic, meaning they roll month-to-month instead of having a fixed term.
This means tenants can leave whenever they need to, as long as you give at least 2 months’ written notice. This is great news for students who, for whatever reason, need to leave their tenancy early, as they will no longer be tied into a long fixed-term contract.
The new tenancies will continue automatically unless the tenant ends it, or the landlord ends it for one of the specific legal reasons.
Important! If you’re in a joint tenancy…
This is really important to be aware that, if one housemate gives notice, the tenancy ends for everyone. That means all tenants must move out unless the landlord agrees to a replacement tenant and everyone signs a new tenancy. This is not that different to the process that students must follow now, so don’t be scared off by this.
Remember, if you’re thinking about leaving a shared house, speak to your housemates, your landlord/agent, and your Advice Team!
Important to note: University-owned halls and accommodation, and private Purpose-Built Student Accommodation are largely exempt from the new rolling tenancies.
“No fault” evictions (Section 21) are being abolished. After 1 May 2026, landlords can only evict you for specific legal reasons.
If something has gone wrong, such as:
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serious or repeated anti-social behaviour
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damaging the property
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being 3+ months behind on rent
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Noise complaints (this is one of the most common issues for students, and under the new rules it can be used as a reason for eviction!)
A landlord can also ask tenants to leave a property if they need it back after the first 12 months, either if they want to sell it as well as if they or a close family member needs to move in. They must give 4 months’ notice.
If you live in an HMO and the landlord wants to re-let to students next year
If you're in an HMO (house with 3+ tenants), landlords can use a specific rule (“Ground 4A”) to end the tenancy between 1 June and 30 September, but only if:
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they warned you in writing by 31 May 2026, and
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they give formal notice when they want you to leave.
From 1 May 2026, landlords cannot ask for more than one month’s rent in advance once the tenancy has started. This offers protection if you don’t have a UK guarantor.
New rules around rent increases:
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Can only happen once per year.
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Must be done via the official Section 13 Notice.
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Must give 2 months’ notice.
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Can be challenged at a Tribunal if it seems too high.
From 1 May 2026, tenants can ask in writing to keep a pet and the landlord can’t unreasonably refuse. This doesn’t apply until the tenancy has actually started, so landlords can still reject pet requests from people who haven’t moved in yet. Tenants will be responsible for any damage or nuisance caused by your pet.
Need Housing Advice?
Your Students’ Union Advice Team is here to help you understand your rights and support you through any issues, just contact us via our contact page.