Renters Rights Bill - What Tenants Need to Know

Renters' Reform Act: What the New Changes Mean for Student Tenants

The UK rental landscape is undergoing its biggest shake-up in decades, and as a student tenant, it is crucial to understand how these changes affect you.

The first stage of the Renters (Reform) Act came into force on 1 May 2026. While full implementation will happen in phases, several key changes are already in place.

For a full government summary, you should also review the official Renters’ Rights information:
https://www.gov.uk/government/publications/renters-rights-bill-information-for-tenants

Out With Fixed-Term Tenancies (Mostly)

One of the biggest shifts is the move away from fixed-term tenancies.

For most renters, unless you live in a registered Purpose-Built Student Accommodation (PBSA), your tenancy will no longer have a fixed end date. Instead, tenancies are now periodic from the start.

What does this mean?

Previously, you signed a contract for a set period, such as 6, 9, or 12 months. At the end of that term, the tenancy would usually end or require renewal.

Now, your tenancy rolls on month to month from day one. This gives you more flexibility, but it also means your tenancy does not end automatically.

How Do Tenancy End Dates Work Now?

With periodic tenancies, the idea of an “end date” has changed.

• If you were served a Section 21 notice before 1 May 2026:
  That notice may still be valid, and the landlord can rely on the date given.

• Section 21 has now been abolished:
  Landlords can no longer end a tenancy without a reason. They must rely on specific legal grounds, such as selling the property, moving in, tenant breaches, or re-letting a student HMO.

This aligns with the government’s aim to give tenants more security, as set out in the Renters’ Rights information linked above.

Special Rules for Student HMOs

Student Houses in Multiple Occupation still have specific provisions to allow the academic letting cycle to continue.

Landlords can regain possession in order to re-let to a new group of students, but:

• They must use the correct legal ground

• They must genuinely intend to re-let to students

• They must give the correct notice

Notice periods:

• Standard position is four months’ notice

• Transitional arrangements may allow two months’ notice

Your Right to Give Notice as a Tenant

This is where the new flexibility comes in.

• You can give two months’ notice to end your tenancy

• You can do this at any time, subject to any restrictions in your agreement

The notice required is a minimum of two months', and the end date must line up with the end of a rent period, so if you pay your rent on the 1st of the month, and give notice on the 5th May 2026 for example, the earliest end date will be 31st July 2026. You can find confirmation of this on the government guidance.



This does not apply to some licenses/common law tenancies which can be used in Purpose Built Student Accommodation blocks.

Joint and Several Tenancies

For most student house shares, the tenancy is joint and several.

This has a major implication under the new rules:

• One tenant can give notice on behalf of all tenants

• This ends the tenancy for the entire household

If one person decides to leave, everyone may need to move out or agree a new tenancy.

This makes communication within your group essential.

If you have any questions, get in touch with your landlord or agent.