The Renters' Rights Act & Your Student Tenancy: What You Need to Know About Eviction Notices

Navigating Eviction Notices for Summer Tenancies Under the Renters' Rights Act 2025

TL;DR Version

If your tenancies end on or before 31st July 2026, you can issue a Section 21 Notice, prior to 1st May, making sure to give a minimum of 2 months' notice. This is applicable for student, and non-student tenancies.

For student tenancies only, ending July onwards, you should serve a Section 8 Notice, using Ground 4a. Normally you're required to give four months' notices, however transitional arrangements mean that only two months' notice are required for this summer.

Don't forget, you also need to serve the Renters' Rights Information Guide prior to 31st May 2026 too, and update your tenancy agreements!

The Detail

The Renters' Rights Act 2025 is set to bring about the most substantial reforms to the private rented sector in decades. For landlords, particularly those managing student HMOs with tenancies traditionally ending over the summer, understanding the transitional rules for eviction notices is critical to ensuring smooth property handovers.

The Act, which received Royal Assent on 24 May 2025, is being implimented in two stages, the first transition is the 1st May 2026.

The End of Section 21: What Landlords Need to Know

The Renters' Rights Act 2025 will ultimately abolish Section 21 "no-fault" evictions, meaning landlords will need to rely on the revised Section 8 grounds for possession (Purple Frog Property, Understanding Section 21 Transitional Rules). This is a pivotal change, but there are vital transitional arrangements that landlords must be aware of, especially concerning tenancies ending in summer 2026.

Transitional Rules for Section 21 Notices

The government has confirmed transitional arrangements allowing landlords to use Section 21 notices for a limited period after the initial implementation date. Here’s what you need to know:

• Section 21 Notices Served Before 1st May 2026: If you serve a valid Section 21 notice (using Form 6A) before 1st May 2026, it will remain valid for a specific window. You will have a three-month period after the implementation date to act on this notice. During this time, you can still apply to the court for a possession order based on that previously served Section 21. If you do not initiate court proceedings within this three-month period, the Section 21 notice will lapse, and the tenancy will automatically convert to an assured periodic tenancy under the RRA's new rules (The Independent Landlord).

• No New Section 21s From 1st May 2026: This is a crucial point. While existing Section 21 notices can be pursued (within 6 months of issue, and no later than 31st July 2026), you will not be able to issue any new Section 21 notices for any tenancies after from 1st May 2026.

• Final Deadline for Section 21 Enforcement: All Section 21 notices, even those served before 1st May 2026, must be enforced by 31st July 2026. If your student tenancy, for example, ends on 31st July 2026 and you served a Section 21 in good time, you would need to initiate court proceedings on or that date, and no later, if the tenants do not vacate, to rely on the notice.

Student Tenancies and the Summer Rush (2026)

For landlords of student HMOs, where tenancies typically align with academic years and end in the summer, the 2026 summer period will be particularly challenging. Many student tenancies will be expiring around the time the first stage of the RRA comes into effect.

Given the 31st July 2026 enforcement deadline for Section 21s, if you have student tenants whose fixed-term tenancy ends in July or August 2026, and you intend for them to vacate, you must:

• Ensure you issue a valid Section 21 notice (Form 6A) before 1st May 2026.

• Allow for the statutory two months' notice period.

• Be prepared to initiate court proceedings immediately if tenants do not vacate on the contractual end date of their tenancy, to meet the 31st July 2026 Section 21 enforcement deadline.

Failure to act within these tight deadlines will mean the tenancy automatically becomes an assured periodic tenancy under the new regime, and you will then need to rely on the revised Section 8 grounds to regain possession.

Refining Section 8 Grounds for Possession

Once Section 21 is abolished, landlords will exclusively use Section 8 grounds for possession. The Renters' Rights Act revises and strengthens several of these grounds. For student landlords, the revised Ground 4a (for student accommodation used for successive cohorts) and Ground 6 (for planned major refurbishment works) will be particularly relevant.

Revised Ground 4a: Student Accommodation

The Act introduces a specific ground for possession for student accommodation. This ground allows landlords to regain possession of properties let to students where there is a cycle of new students needing to occupy the property for the next academic year. This is a crucial provision for student HMO landlords, ensuring the continued viability of their business model. However, specific conditions and notice periods will apply, which will be detailed in the final regulations.

Ground 6: Refurbishment Evictions

Ground 6 remains a key route for landlords planning major works that necessitate vacant possession (Purple Frog Property, Ground 6 and the Renters' Rights Act 2025). Under the RRA, this ground has been strengthened to prevent misuse, requiring landlords to prove a genuine intention to carry out substantial works and potentially offer tenants a right of first refusal to re-occupy once works are complete. For student landlords planning summer refurbishments, understanding the revised criteria for Ground 6 will be essential.

Key Actions for Landlords

To prepare for these changes and ensure a smooth transition for your summer 2026 tenancies:

1. Review Your Portfolio: Identify all tenancies ending in summer 2026, especially student tenancies.

2. Issue Section 21s Early (if applicable): If you intend to use Section 21 for tenancies ending before or around 31st July 2026, ensure these are served correctly and well before 1st May 2026.

3. Understand the Deadlines: Be acutely aware of the 1st May 2026 implementation date for new tenancies and the 31st July 2026 final enforcement date for Section 21 notices.

4. Familiarise Yourself with Section 8: Begin to understand the revised Section 8 grounds, particularly Ground 4a for student properties and Ground 6 for refurbishments, as these will be your primary tools for possession moving forward.

5. Stay Informed: The government will release further guidance. Keep up-to-date with Purple Frog Property's insights and official government publications.

6. Seek Professional Advice: If you are unsure about the specific implications for your properties, consult with a legal professional or experienced letting agent like Purple Frog.