Student lets remain one of the most reliable corners of the UK rental market — high demand in university towns and strong yields. But the Renters’ Rights Act 2025 changed the legal foundations of student renting from 1 May 2026. Fixed-term student tenancies are gone, and landlords now rely on a new, student-specific possession ground (Ground 4A) to keep the annual cycle running. This guide covers the new rules and the practical side of letting to students. It is written for England.
This guide is part of our complete Renters’ Rights Act guide for UK landlords.
Key takeaways
- Student tenancies are now open-ended periodic tenancies — the fixed 12-month student let is gone.
- To recover a student HMO for the next academic year you use the new Ground 4A, with strict conditions.
- You must give tenants prior written notice of your intention to use Ground 4A before the tenancy begins.
- HMO licensing, guarantors and safety checks continue as before.
What changed for student lets in 2026
Like all assured tenancies, student lets are now open-ended and periodic. Section 21 “no-fault” eviction is abolished, and tenants can leave at any time on two months’ notice. Without a special rule this would have wrecked the student model, which depends on the whole house emptying each summer to re-let to the next cohort. So the Act created Ground 4A, a mandatory possession ground built specifically for student HMOs.
Ground 4A: recovering the property for the next cohort
If the conditions are met, the court must order possession. To rely on Ground 4A:
- It must be an HMO — broadly, at least three tenants forming more than one household. One- and two-bed student lets do not qualify.
- The tenants must be full-time students (or you have reasonable grounds to believe they will be) when the tenancy is entered into.
- You must give prior written notice, before the tenancy starts, that you intend to use Ground 4A to re-let to new students.
- You cannot sign too early — the tenancy must not be entered into more than six months before the tenants are entitled to move in.
- You must serve at least four months’ notice, and the possession date must fall between 1 June and 30 September.
In practice this keeps the annual cycle alive but pushes it later, ending the old race to sign next year’s tenants in October. For a fuller breakdown — including how this differs for houses of working professionals — see our guide to student vs professional HMOs under the Renters’ Rights Act. The NRLA’s student lettings resources set out the notice paperwork in detail.
Why students are still worth it
Demand for student housing stays resilient in university towns, and letting room by room in a shared house can deliver higher yields than a single family let. The trade-off is more wear and tear, summer voids, and tighter regulation — but with Ground 4A you can still plan around the academic calendar in a way that landlords of working professionals no longer can.
Finding and furnishing the right property
Students prioritise proximity to campus, good transport links and shared space, so three- and four-bedroom houses near the university tend to let fastest. Provide the basics — fridge/freezer, cooker, washing machine, beds, desks, wardrobes and sofas — plus reliable, fast broadband, which students treat as essential. Choose durable, easy-to-clean finishes to cope with heavier use.
Vetting, guarantors and rent
Students often lack a credit history or steady income, so a UK guarantor — usually a parent — is the standard protection, making them liable for unpaid rent or damage. Note that the Act caps rent in advance at one month once the tenancy is signed, so you can no longer require a full year’s rent upfront; lean on guarantors and referencing instead.
Licensing and safety
A property let to three or more tenants from more than one household is an HMO and will usually need a licence from the local council — see our guide to HMO licensing. You must also fit smoke and carbon monoxide alarms, hold a current gas safety certificate, carry out electrical checks every five years, and protect deposits in a government-approved scheme. None of this changed under the Renters’ Rights Act.
Managing summer voids
Summer vacancies remain the main challenge. Some landlords offer 12-month lets to keep income flowing year-round, others accept a quieter summer and re-let for the new academic year. Either way, building Ground 4A correctly into your process — prior written notice at sign-up, notices timed to expire in the June–September window — is what protects the cycle now.
Frequently asked questions
Can I still grant a 12-month fixed-term student tenancy?
No. Since 1 May 2026 student lets are open-ended periodic tenancies. You recover the property for the next academic year using Ground 4A rather than a fixed end date. Only qualifying purpose-built student accommodation (PBSA) can still use fixed common-law tenancies.
What is the deadline to sign next year’s students?
Ground 4A cannot be used if the tenancy was entered into more than six months before the tenants are entitled to move in, so you can no longer sign a year ahead.
Do I need an HMO licence?
If three or more tenants from more than one household share the property it is an HMO and will usually need a licence from your local council. Larger HMOs require mandatory licensing.
Written by the Landlords Portal editorial team. This article is general information for UK landlords, not legal advice. The Renters’ Rights Act is being implemented in stages and secondary regulations continue to be published — check the current position or take professional advice before serving any notice. Sources: Guide to the Renters’ Rights Act (GOV.UK) and the Renters’ Rights Act 2025.
