Guide to Renting as a Student in England from 1 May 2026
Covers shared houses (HMOs), private flats, and student halls.
Key words
- Tenancy: your legal agreement to live somewhere
- Landlord: owner or company renting the property
- HMO (House in Multiple Occupation): shared house with 3 or more tenants who are not one family
- PBSA (Purpose Built Student Accommodation): student halls or large private student blocks
- Notice: formal message to end a tenancy
- Court order: a legal decision allowing eviction
Main changes from 1 May 2026
- Most private tenancies become rolling (monthly) – no fixed end date.
- Section 21 evictions (no reason) are removed. (If your landlord gave you one before the 1st of May this may still apply).
- Landlords must give a legal reason + court order to evict. These grounds include:
- Anti-social behaviour - like repeated noise or disruption- it's important to take this seriously.
- Damaging the property
- Falling into significant rent arrears
In most cases a landlord must give at least 4 months’ notice.
- Rent increases: maximum once every 12 months.
- Rent bidding (offering above advertised rent) is banned.
- Advance rent: landlords/agents cannot require more than one month’s rent in advance.
- Landlords must not refuse tenants because they have children or receive benefits.
If you already rent on 1 May 2026, your tenancy automatically moves to the new system. Your landlord will provide you with a government produced information sheet explaining the changes.
Shared student houses (HMOs)
Most student groups sign a joint tenancy (everyone shares responsibility).
Will we have to leave each year? Not automatically. However:
Ground 4A (student HMOs)
Landlords can end the tenancy to prepare the property for new students if they:
- Let you know that this is what they plan to do when you sign your tenancy.
- Sign the tenancy no more than 6 months before it starts.
- Give at least 4 months’ notice that it must end between 1st June and 30th September.
This is likely to be used each summer for student houses.
Leaving early
- You can leave by giving 2 months’ notice that ends on your rent day.
- Important: In a Joint tenancy - if one person gives a valid notice, either it ends the tenancy for everyone, or you will need to renegotiate your agreement with your landlord. Always agree as a group.
What if you are in a shared student house now (2025/26)?
From 1 May 2026:
- Your fixed term turns into a rolling contract.
- Your landlord has one chance to make Ground 4A usable:
- They must send you the written warning about Ground 4A by 1 June 2026.
- They then must give four months’ notice, ending on a date between 1 June and 30 September.
Even if your landlord moves instantly the earliest they can serve the student-ground notice is 1 May 2026, expiring on the 1st of September.
From 1st May treat your tenancy like a rolling contract. It will not automatically end when the original, fixed term comes to an end. Make sure you give two full months’ notice, lining up with your rent day to bring your tenancy to an end.
Purpose Built Student Accommodation (PBSA)
- Usually not affected by the new rolling tenancy rules.
- Fixed-term contracts still apply.
- You normally must leave at the end date unless offered an extension.
- Check dates, notice rules, and fees carefully.
Private flats or studios (not HMOs)
- Your fixed term turns into a rolling tenancy from 1 May 2026.
- Landlord needs a legal reason + court order to evict.
- You can leave by giving 2 months’ notice that ends on your rent day.
- Rent increases: once per year maximum, using a formal notice.
From 1st May treat your tenancy like a rolling contract. It will not automatically end when the original, fixed term comes to an end. Make sure you give two full months’ notice, lining up with your rent day to bring your tenancy to an end.
Money rules (important)
Advance rent
- Landlords/agents cannot ask for more than one month’s rent upfront.
- They cannot require large amounts of rent in advance instead of a guarantor.
You can choose to pay rent early if you want (for example, several months at once), but:
- This must be your choice
- The landlord cannot request or pressure you to do this
- Any agreement should be in writing after the tenancy has started
Guarantors
- Landlords can still ask for a guarantor.
- Some may prefer a UK-based guarantor.
- If you do not have one, alternatives include:
- A guarantor company (paid service – please choose carefully, prices can be vastly different and read all policies)
- PBSA, which often does not require a UK guarantor
Rent increases
- Maximum once every 12 months
- Must follow a formal process
- You can challenge increases above market level
Pets
You can ask for a pet. The landlord must consider the request and cannot unreasonably refuse, but may have reasonable grounds if housemates don't agree or there are any welfare or other valid concerns (usually not available in PBSA).
If something goes wrong
Step 1: Write to your landlord/agent or accommodation provider
- Explain the problem
- Say what you want done
- Give a clear deadline
Step 2: Next options
- PBSA/university halls: Use their complaints process or national accommodation codes (ANUK/Unipol or UUK/GuildHE).
- Private housing: A national PRS Landlord Ombudsman and database will be introduced from late 2026 (phased rollout).
- Serious safety issues (e.g., damp, mould, hazards): Contact your local council Environmental Health. See our Damp, Mould, and Disrepair Guide for more info.
Key points to remember
- Most private student tenancies are now rolling (from the 1st May 2026)
- No eviction without a legal reason
- No rent bidding
- Landlords cannot require large amounts of rent in advance
- You may choose to pay early, but it must be voluntary and only once your tenancy has started.
- Joint tenancies affect everyone if one person leaves
Quick contacts and sources
SU Advice – we’re here to help
- We can:
- Read your contract and explain anything unclear
- Review a complaint or notice to leave
- Support you with OIA, or council referrals
- Support you to liaise with your landlord/agent to solve problems early
Tip: Keep everything in writing (email is best). Save photos, dates, and any medical evidence (e.g., for damp/mould).
Book an appointment