Big news for anyone renting privately as a student: the Renters’ Rights Act 2025 comes into force on 1 May 2026, and it’s the biggest shake-up to renting law in a generation. Whether you’re in a shared house, a private flat, or thinking about signing a contract soon, here’s everything you need to know. 

The short version? Tenants get a lot more protection. Fixed-term contracts are out, no-fault evictions are banned, and landlords can no longer demand huge amounts of rent upfront. But there’s more to it and students? You need to know it. 

So, what’s changing? 

From 1 May 2026, most private tenancies in England automatically become rolling monthly contracts. That means no more fixed end dates, so your tenancy just keeps going until you or your landlord takes action to end it. 

The other massive change is the end of Section 21 or in plain terms “no-fault evictions.” Previously, landlords could kick you out without giving any reason. That’s now gone. From May 2026, a landlord must have a specific legal reason to evict you, and they need a court order to do it. In most cases they also must give you at least four months’ notice. 

Other key changes include: 

1. Rent increases are capped at once every 12 months  
2. Rent bidding is now illegal. Offering above the advertised price to secure a property is banned. 
3. Landlords cannot require more than one month’s rent upfront. 
4. Landlords cannot refuse you as a tenant because you have children or receive benefits. 

Already renting? Here’s what happens to your contract 

If you’re already in a tenancy on 1 May 2026, your contract automatically moves to the new system. You don’t need to do anything to make this happen, but your landlord is required to send you a government-produced information sheet explaining the changes. 

The most important thing to understand: your tenancy will no longer automatically end on its original finish date. From 1 May, treat your contract like a rolling one. If you plan to move out, you need to give two months’ notice, timed to end on your rent day. Don’t assume you can just walk out on the date written in your old contract. 

(Note: if your landlord issued a Section 21 notice before 1 May 2026, it may still apply. If you’re in this situation, get in touch with our advice service to help you understand what this means) 

Living in a shared student house (HMO where 3 or more people who are not from the same family live together)? 

Most students in shared houses are on a joint tenancy. This means everyone is collectively responsible for the rent and the property. Under the new system, the annual summer move-out cycle doesn’t disappear, but it works differently. 

Landlords can still end the tenancy each summer using something called Ground 4A — but only if they follow the rules. Specifically, they must: 

1. Tell you at the time of signing that they intend to use Ground 4A. 
2. Sign the tenancy no more than six months before it starts. 
3. Give you at least four months’ notice, with the tenancy ending between 1 June and 30 September. 

If you’re currently in a 2025/26 student house, there are special arrangements for this year: from 1 May 2026 your fixed term becomes a rolling contract. Your landlord has a one-time window to activate Ground 4A — they must send you the written warning about Ground 4A by 31 July 2026. They must then give two months’ notice, ending on a date between 1 June and 30 September.  

One person’s notice can end it for everyone: if one housemate gives valid notice to leave, it could end the tenancy for everyone or force a renegotiation of the whole agreement. It may be best to talk it through as a group before anyone sends anything officially. 

If you want to leave early, you can — just give two months’ notice ending on your rent day. This does give you more flexibility but again, in a joint tenancy, you may want to talk to your housemates about this first. It’s worth knowing that any clause in a contract that asks you to serve notice as a group is likely to be unenforceable.  

What about private flats or studios (not HMO’s)? 

Same rules as HMOs: your tenancy becomes rolling from 1 May 2026, your landlord needs a court order to evict you, and you leave by giving two months’ notice ending on your rent day. Rent increases are once per year, using a formal notice. Since Ground 4A only applies to HMO’s the landlord cannot use these special rules to ask you to leave over the summer. 

What about halls and Purpose-Built Student Accommodation (PBSA) 

Accommodation like university halls or large private student blocks — is mostly unaffected by the rolling tenancy changes. Fixed-term contracts still apply here, and you’re generally expected to leave at the end date unless you’re offered an extension. Make sure you know your notice deadlines and any checkout fees. 

The money stuff — what landlords can and can’t ask for 

Advance rent 

Landlords and agents cannot ask for more than one month’s rent upfront. They also can’t use large advance payments as a way of getting around the guarantor requirement. You can choose to pay several months ahead voluntarily — but only after your tenancy has started, it must be entirely your own decision, and any arrangement should be in writing. 

Guarantors 

Landlords can still ask for a guarantor. If you don’t have a UK-based one, options include using a paid guarantor company or choosing PBSA, which often doesn’t require one. 

Rent increases 

Once per year maximum, following a formal notice process. If the proposed increase is above the local market rate, you have the right to challenge it. 

Pets 

You can now request a pet, and your landlord must properly consider the request — they can’t just say no without a reasonable reason. This usually isn’t an option in PBSA though. 

If something goes wrong 

Most problems can be resolved early if you stay on top of communication. If something isn’t right, start by writing to your landlord or accommodation provider — set out the issue clearly, say what you want done, and give a reasonable deadline. Email is always the best way to do this, as it gives you a written record. 

If you don’t get a response, your next steps depend on where you live. For PBSA and university halls, use their formal complaints process or the relevant national code (ANUK/Unipol or UUK/GuildHE). For private housing, a new PRS Landlord Ombudsman and database is being introduced from late 2026. 

For serious safety issues — damp, mould, hazards — contact your local council’s Environmental Health team. We also have a Damp, Mould and Disrepair Guide on our website with more detail. 

Quick tip: keep everything in writing, save your emails, take dated photos of any issues, and hold onto any medical evidence if you’re affected by things like damp or mould. All of this matters if things escalate. 

The five things to remember 

1. From 1 May 2026, most student tenancies are rolling — they don’t end automatically. 
2. No eviction without a legal reason and a court order. 
3. Rent bidding is banned, and advance rent is capped at one month. 
4. Any early rent payment must be your choice, voluntary, and confirmed in writing after the tenancy starts. 
5. In a joint tenancy, one person’s notice can affect everyone and any clause in a contract that restricts your right to give notice, impose penalties for leaving, or creates an artificial fixed term is likely to be unenforceable.   

Need help? Our advice service is here. 

If you’re unsure about your contract, received a notice, or need support with a complaint, our advice service can help plus it’s all free and confidential.