Headline Changes for Students
From 1 May 2026 your rights as a renter are changing. These are different depending on the type of accommodation you’re in and the type of tenancy you’re on, it’s important you understand how these new rights affect you.
Always check what type of tenancy (contract) you have. This will be detailed at the top of your agreement. Typical wording will be "Assured Shorthold" (This will become an "Assured" from 1 May 2026); "Common Law" (this will likely be the new type of agreement used if you are renting a room in purpose built student accommodation) and "License Agreement" (this type of agreement will most likely be used in flexible renting situations, short-term arrangements and where there are additional, regular services provided such as cleaning.
If you rent privately, not as part of purpose-built student accommodation, these are some of the key changes explained. This guidance does not cover changes for those in License or Common Law Agreements.
Read on to find out more on:
- No more “no-fault” evictions
- The end of fixed-term contracts (from 1 May 2026)
- Limits to rent increases
- Rent in advance changes
- Your right to request a pet
What is changing with the abolition of "no-fault" evictions?
The Act abolishes all no-fault evictions from 1 May 2026. This means landlords can only evict you if they have a valid legal reason, which must be proven in court.
When landlords can evict you:
1. 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.
2. 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.
Get advice from Unipol or your Students' Union advice service immediately if your landlord issues notice to evict you
What will happen to housing contracts from 1 May 2026?
From 1 May 2026, all tenancies will be “periodic” rather than “fixed term”.
What does this mean?
This means, instead of signing a tenancy with a fixed end date, all tenancies 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.
How do I end my contract after the introduction of the Renters Rights Act on 1 May 2026?
You can leave with two months’ written notice at any time.
What about joint tenancies?
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. Find out more about giving notice here.
Landlords can still end your tenancy between 1 June and 30 September to re-let it to the next group of students but this only applies if you live in an HMO (a house let to three or more people) and you were all students at the time the tenancy was signed.
How it works:
- The landlord has to give you a written statement when you sign the tenancy that they plan to use this rule (known as Ground 4A).
- The landlord has to reasonably believe that all the tenants will become full-time students during the tenancy
- They have to give you 4 months’ notice of the date they wish you to leave
- Landlords may use Ground 4A to evict you in June, so they can start the next group of students as early as possible
- If the landlord of a student house wants to use Ground 4A, you can’t sign your tenancy agreement more than six months before you move in.
Will this effect how I secure a property for the next academic year?
As an example, if you want to move in on 1 July 2027, you may not be able to sign your contract before 1 January 2027. The idea is that this stops landlords pressuring students to sign early in the academic year before they have a chance to make friends or get more information on housing options. The pressure to sign early can also come from within the student community, particularly in housing markets where there is a shortage of certain types of accommodation.
It is unknown yet how landlords will respond to this restriction but it is likely that some will want to secure a commitment from interested students earlier and may ask them to enter in to a pre-tenancy arrangement or ask for a holding deposit. There are strict rules around the use of holding deposits that is covered in the Tenant Fees Act 2019. Always get advice.
How will a landlord increase my rent in the future?
From 1 May 2026, landlords can only increase rent once per year during a tenancy, in line with the local market rents and must give at least two months’ notice. This will be through serving you with a Section 12 Notice. You can challenge any increase you think is too high at 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 increase rents between tenancies. So, if you move out and new tenants move in, the landlord can charge them more than they charged you.
Will rent in advance payments change?
From 1 May 2026, landlords can no longer demand more than one month’s rent in advance once a tenancy agreement has been entered into. This stops landlords asking for months of rent up front – particularly to students without UK-based guarantors (see below).
What about if I want to pay more?
If it suits your budgeting arrangements you can still pay more upfront if you wish to do so. Just request this in writing to your landlord.
How will the use of guarantors change?
Previously, students may have been asked to pay months of rent up front in place of having a guarantor, however this will no longer be permitted.
What happens if I don’t have a UK-based guarantor?
It is likely that this will lead to more landlords requesting a guarantor. Some universities are now acting as UK-based guarantors for their students so it is worth checking with your student advice service to see if this is available. Eligibility criteria will apply.
How do I find a guarantor if i'm an international student or my family is unable to help?
Students who need a guarantor can now use a guarantor insurance service. These services charge between 4% and 20% of the total rent, so costs vary significantly between providers.
Example: If your rent is £500/month for 12 months (£6,000 total), guarantor insurance could cost anywhere from £240 to £1,200 for the year. That’s a big difference, so shop around!
Do your homework: Some managing agents may be “on commission” from particular guarantor services, which could influence their recommendations. While landlords can insist on you having a guarantor, they cannot insist you use a particular guarantor service. This means you need to shop around to find the best deal rather than accepting whatever service the letting agent suggests.
Need help with guarantor issues?
If you’re struggling to find a guarantor or can’t afford guarantor insurance, seek advice. There may be alternative options or negotiation strategies.
Am I able to have a pet in my student accommodation?
The Renters' Rights Act 2025 changes the rules for pets in private rented housing in England.
From 1 May 2026, a tenant has the right to request to keep a pet, and their landlord cannot unreasonably refuse.
The rules won't apply to someone who is not yet a tenant. Someone who is looking for rented accommodation can still make a request to keep a pet when they move in, but the rules about how the landlord must respond won't apply.
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Got a question not answered here? Please Get In Touch: info@unipol.org.uk