1. Your landlord cannot evict you without a reason
No more “no-fault” evictions
What’s changing: The Act abolishes Section 21 no-fault evictions for all tenancies from 1 May 2026. Section 21 was the old rule that let landlords evict you without giving a reason. Now landlords can only evict you if they have a valid legal reason, which must be proven in court.
Although Section 21 is being abolished, landlords can still serve Section 21 notices right up until 30 April 2026. If you receive a Section 21 notice, don’t panic – but do seek advice immediately. The notice is still legally valid, and the landlord can apply to court for possession, but they must issue court proceedings by 31 July 2026 or the notice expires. You cannot be made to leave without a court order.
When can a landlord evict you?
a). If you’re at fault: Landlords can give you notice to evict at any point in the tenancy if you do something wrong. For example: Anti-social behaviour Damaging the property Falling into significant rent arrears (at least 3 months behind)
Important for students: Being accused of noise or antisocial behaviour is one of the ways landlords can evict you under the new rules. Be mindful of noise complaints from neighbours.
If your landlord tries to evict you: Don’t ignore eviction notices. Get advice immediately if your landlord serves you with any eviction notice, whether for rent arrears, antisocial behaviour, or any other reason. There are strict procedures landlords must follow, and you have rights even if they have grounds to evict you.
b). If the landlord’s circumstances change: The new rules mean for the first year of your tenancy, your landlord can’t evict you because they want to sell or move back in. After the first year, they can, but they must give you four months’ notice.
c). If your landlord warned you that they intend to let to students next year: This applies only if you live in a house in multiple occupation (or HMO). If you've already signed a tenancy for next academic year the landlord must serve you warning notice by 31 May 2026 that your tenancy may be ended on “Ground 4A” in the future and your landlord will need to give you formal notice of the date they want you to leave.
Remember: get advice from your Students' Union advice service or Unipol (if you have a Unipol Code landlord) immediately if your landlord issues notice to evict you.
2. Your tenancy will be a monthly rolling arrangement, not fixed term
Rolling monthly tenancies from 1 May 2026
What’s changing: From 1 May 2026, all tenancies will be “periodic” rather than “fixed term” and become rolling.
Fixed-term contracts are gone (from 1 May 2026)
This means tenancies will no longer have a fixed end date. Whatever your tenancy agreement (contract) says, your tenancy will run on a month-to-month basis. Your tenancy carries on until you (with new rights) or the landlord (with more restrictions) ends it.
What’s the difference between fixed-term and periodic?
Fixed-term tenancy: You sign a contract to rent for a specific period – e.g., exactly 12 months from 1 September to 31 August. You’re locked in for that whole period.
Periodic tenancy: Your tenancy runs month-to-month with no set end date. You can usually leave by giving at least two months’ written notice, and that notice normally has to end on your “rent day” – the date you usually pay rent on.
The new Act is abolishing fixed terms for these tenancies, so all new tenancies will be periodic.
From 1 May 2026, don’t assume your tenancy just stops on the date printed in the old contract. If you want to leave then, get two months’ written notice in – lining up with your rent day – or you risk being charged beyond that date.
For more information, find out more here: https://www.unipol.org.uk/advice/renters-rights-act-2025-advice-for-students/giving-notice-joint-and-individual-tenancies/
3. You will have to give notice to quit if you want to end your tenancy
Giving notice to quit your tenancy
You can leave your tenancy by giving at least two months’ written notice to quit and vacating the property before your notice expires.
The good news: You can leave with two months’ written notice at any time, giving you flexibility if you need to drop out, your circumstances change, or you realise the property isn’t suitable. This partly solves the problem of students signing early and being trapped in unsuitable tenancies.
The bad news – this is really important: There is a major catch if you’re renting with other people (called a “joint tenancy”). Under periodic tenancies, any one person in a joint tenancy can end the entire tenancy on their own by giving two months’ notice. This could affect the other joint tenants.
Giving Notice if you are in a Joint Tenancy
If you are renting with other people in a ‘joint tenancy’ and one of them gives two months’ notice to leave, it ends the tenancy for ALL of you. If you or one of your housemates wants to leave a joint tenancy, it’s important you discuss with your housemates and landlord to explore options for continuing with a replacement tenant and new tenancy for those who want to stay in the property.
Landlords can still end your tenancy between 1 June and 30 September each year, but this only applies if you live in an HMO (a house let to three or more people), using a Section 8 Possession Ground known as Ground 4A. It is likely that many landlords who let to students will use this Ground to enable them to let the property out during the letting period with some certainty that they will be able to get their property back for a new group of students.
4. You are entitled to pay your rent monthly
Monthly rent payments
What’s changing: From 1 May 2026, landlords offering assured tenancies can no longer demand more than one month’s rent in advance once a tenancy agreement has been entered into. This closes a common loophole that previously allowed landlords to require three, six or even twelve months up front — especially from students without UK guarantors. See our Frequently Asked Questions for more information on guarantors.
Q: What counts as ‘rent in advance’? It means any rent payment required after the tenancy agreement is signed but before it falls due under the standard monthly cycle. The law caps that to one month’s rent only.
5. Rent increases must follow the correct legal procedure
Formal rent increase procedure
What’s changing: From 1 May 2026, landlords can only increase rent once per year during a tenancy in line with the local market rents and must follow a procedure, giving at least two months’ notice before the increase is due to take effect. You can challenge any increase you think is too high at a Tribunal (a bit like a court where an independent person makes decisions about rent disputes).
Before going to a Tribunal, it is always advisable to try and negotiate, particularly if you are wanting to remain in the property for a further year.
Important limitation: Landlords can still charge more for a new tenancy than they charged for the last one. So, if you move out and new tenants move in, the landlord can charge them more than they charged you.
6. Bidding wars are banned
What’s changing: From 1 May 2026, landlords and letting agents must publish an asking rent and cannot ask for, encourage or accept offers above this price.
Penalties: Civil penalties of up to £7,000 apply for initial breaches and up to £40,000 or criminal prosecution for continuing or repeated breaches.
What this means for you: If a property is advertised at £400/month, the landlord cannot accept your offer of £450/month even if you’re desperate to get the place. Everyone competes on equal terms at the advertised price.
You may wish to take a photograph/screenshot of the advertised rent as a record.
7. Your landlord can't unreasonably refuse permission if you ask in writing for permission to keep a pet
What's changing: From 1 May 2026, you have the right to request permission to keep a pet once you've moved in and landlords cannot unreasonably refuse.
Important limitations: This only applies once you have moved in, not when you are applying for a property. Landlords can still reject applications from people with pets and can still advertise properties as "no pets". The government removed provisions that would have allowed landlords to require pet insurance to cover damage.
What this means for you: You can't use this to get a property with your pet. But once you're living somewhere, you can ask to get a pet, and the landlord has to have a good reason to say no.
Remember if you keep a pet in your student accommodation, you will be liable for any damage or nuisance it causes
Who is not affected by the Renters Rights Act?
1. University halls and Uni-run accommodation
Here you can mostly ignore the Renters' Rights Act.
University-owned halls are already outside the normal private rented rules.
You will still sign a fixed-term contract or licence that says exactly when you move in and when you must move out.
Your rights come from:
- your contract,
- general housing law, and
- any university or sector code of practice - not the Renters' Rights Act tenancy reforms.
So:
If you are in halls run by your university, the new Act hardly changes anything. You are still on a fixed term and expected to leave on the date in the contract.
2. Big Private student blocks ("PBSA")
When we say PBSA (purpose-built student accommodation), think of:
- Large modern blocks, often with hundreds of rooms
- Run by a private company, sometimes "nominated" by your university
- Usually signed up to an approved student housing code of practice (like ANUK/Unipol)
PBSA is different from renting a normal house or flat. You typically get an en-suite bedroom in a shared flat with a communal kitchen or a studio apartment, and the building has features like study spaces, gyms, and on-site management.
Students in private sector purpose-built accommodation whose tenancy is granted on or after 1st May 2026 could be affected differently, depending on whether their accommodation is accredited under an approved code of practice.
Check the members directory or your landlord's letting and marketing materials, which must state if they are signed up to the code.
For more information on this type of accommodation see our Frequently Asked Questions and this article written by Unipol.
More Information & Advice
Keep an eye out for more information on our website - including the Frequently Asked Questions section to help you understand how the new changes will affect you, whether you are currently in a tenancy or starting one this academic year.
You can also contact your Students' Union Advice Service for advice via the following online form: https://www.leedsbeckettsu.co.uk/advice/
For more information, check out the following pages: