The Renters’ Rights Act is a new piece of legislation coming into effect on 1 May 2026 and will have a major impact on renting in the UK. If you are thinking about finding a shared student house to rent for next academic year, or already have one booked, there are several things you need to know.
The new act doesn’t apply to all accommodation:
- University-managed accommodation is exempt, and
- Some qualifying Purpose-Built Student Accommodation (PBSA) that is also signed up the ANUK Code, is also exempt.
However, if you live in any other types of accommodation, the following applies from 1 May 2026:
No more “no fault” evictions: Section 21 “no fault” evictions are abolished. This means landlords can’t ask you to leave without giving a legally valid reason. All evictions must instead rely on specific grounds, such as Ground 4a which specifically relates to students, the sale of the property, a landlord moving back in, serious rent arrears, or anti-social behaviour. The landlord would need to serve the tenant with the correct notices within specified time limits. This means you could stay in your rented property until the landlord can prove a legitimate reason to remove you.
The end of fixed-term contracts: One of the most significant changes is the end of fixed-term tenancies. From 1 May, Assured Shorthold Tenancies (AST) with a fixed term and end date will no longer exist. Instead, private shared student houses will use an Assured Periodic Tenancy (APTs) with no fixed end date. Under the new APT, payment of more than one month’s rent in advance will be prohibited and you can give two months’ notice to leave at any time. However, a joint APT will end for all students if just one housemate gives their notice.
If you have already signed an AST contract for September, then this will automatically convert to an APT on 1 May 2026 and the new rules will apply, unless the landlord has served the correct notice on you to keep it as an AST.
With landlords facing uncertainty about when student tenants might leave, some private landlords may choose to start contracts earlier, for example in July, to avoid gaps in tenancies. This could mean paying rent sooner than expected, so always check the start date of the contract carefully before you sign. However, landlords may not be able to rely on Ground 4a to recover the property if the tenancy was agreed more than six months before the tenancy starts.
Rent increases and upfront payments restricted: From May, rent can only be increased once every 12 months, and landlords can’t ask for more than one month’s rent in advance.
While the act will bring some benefits for student renters, it’s important that you understand the type of contract you’re being offered and how it affects your plans, your budget, and your living situation.
You can find more information about the Renters’ Rights Act on the SUBU website. You can also get in touch with SUBU Advice for help, if you have queries about your contract.
