Renting as a Student from May 2026

From 1st May 2026, renting in England is changing in a big way! The Renters’ Rights Act brings major reforms that will affect most students living in private accommodation. We’re breaking down the key changes and what they mean for students in the rental market.

The Biggest Changes:

1. No more ‘no-fault’ evictions
2. No more fixed-term contracts (rolling tenancies instead)
3. You can leave your tenancy with 2 months’ notice
4. Rent increases limited to once per year
5. More rights to have pets
6. Ban on discrimination (e.g. ‘no students’ or ‘no benefits’)
7. Limits on upfront rent payments

No More ‘No-Fault’ Evictions

One of the biggest changes is the end of Section 21 evictions. This means:

• Your landlord can't just ask you to leave without a reason

• They must provide a legal ground (e.g. selling the property or serious rent arrears)

This gives you more security, especially if you’ve ever worried about being evicted after complaining about mould or repairs!

Fixed-Term Contracts are Gone

From May 2026, most student tenancies will no longer be fixed for 12 months. Instead:

• All tenancies become periodic (rolling)
• Your tenancy continues month-to-month until ended.

This is a huge shift from the usual academic year contracts. If you’re in Purpose Built Student Accommodation (PBSA), you are unlikely to be affected by the new terms, but make sure to check dates, notice rules and fees carefully.

However, 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

You can Leave Early (with 2 Months’ Notice)

Under the new system you can leave your tenancy at any time, you just need to give 2 months’ notice in writing.

What this means for students:

• You’re no longer locked into paying rent over the summer
• You could move out after exams or placements

But in a joint tenancy, one person giving notice can end it for everyone. It’s important to discuss leaving with housemates and your landlord before coming to any final decisions!

Rent Rules are Changing

Key changes you need to know about:

• Landlords can only increase rent once per year and they must give at least 2 months’ notice
• You can’t be asked to pay more than 1 months rent upfront
• Landlords can’t encourage tenants to outbid each other on rent

More Rights (Pets & Discrimination)

You now have more rights regarding pets in properties, including:

• You now have the right to request a pet
• Landlords must consider it and can’t unreasonably refuse

There are now more regulations around landlord discrimination. Landlords can no longer say ‘no students’, ‘no DSS’ and ‘no families’. This makes renting fairer and more accessible.

Stronger Protections & Support

The Act also introduces:

• A new Private Rented Sector Ombudsman
• A landlord database

• And requires a government information sheet explaining your rights

These are designed to make it easier to challenge unfair treatment and understand your tenancy.

There are some key things you should be aware of:

• Shared houses could get complicated if someone leaves early
• Some landlords may increase rents or leave the student market

• Housing availability could become more competitive, especially in student areas (Headingley, Hyde Park and Burley)

But the Renters’ Rights Act means more flexibility, especially around summer, more protection from eviction and fairer renting conditions.

There are some key dates to be aware of:

1st May 2026 – most changes come into force

By 31st May 2026 – landlords must give tenants an official info sheet

Our biggest tip – keep everything in writing (email is best), save photos, dates and any relevant evidence (damp, mould, damage).

If you’re unsure how this affects your housing, LBSU Advice can help you to understand your contract, deal with landlords and know your rights.