Renters Rights & Landlord Law

Student Renters and the Renters' Rights Act: What Changes for University Housing?

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Published on: 27 Feb 2026Updated on: 11 Aug 20266 min read

Renters Rights & Landlord Law

The Renters' Rights Act 2025 introduces major reforms to renting in England, including the replacement of fixed-term assured shorthold tenancies with assured periodic tenancies and the abolition of Section 21 "no-fault" evictions for most private renters. However, student housing operates under a mix of legal arrangements, meaning the new rules do not apply equally to every student.

This guide explains how the Act affects each type of student accommodation including university-owned halls, university-managed housing, purpose-built student accommodation (PBSA), and privately rented houses or flats so you can understand your rights, your landlord's obligations, and whether the new tenancy rules apply to your agreement.

What Does the Renters' Rights Act 2025 Mean for Private Renters?

Until now, most private renters in England have held an assured shorthold tenancy (AST), which allowed landlords to grant fixed terms, typically six or twelve months, after which the tenancy continued on a rolling basis but could be ended at any time by the landlord without giving a reason, using what is known as a Section 21 or "no fault" notice.

1

Now → April 2026

Assured Shorthold Tenancies (ASTs) remain the norm. Section 21 still in effect.

2

1 May 2026 (now in effect)

Existing ASTs converted automatically to Assured Periodic Tenancies (APTs). Section 21 was abolished from this date.

3

Ongoing

All new private tenancies are APTs by default. Landlords must use specific grounds for possession. Formal rent increase process required.

THE KEY CHANGE

Since 1 May 2026, the default tenancy type has been the assured periodic tenancy (APT), which has no fixed term and no Section 21 mechanism. Tenants may leave by serving up to two months' notice at any point, without giving a reason.

With That Context in Mind, What Does This Mean for Student Renters Specifically?

That general picture, however, does not tell the whole story for student renters. Unlike most private tenants, students occupy a range of accommodation types that the Act treats very differently from one another. Whether you are protected by the new rolling tenancy regime, largely unaffected by it, or somewhere in between, depends almost entirely on the type of contract you hold and who your landlord is.

The Act creates specific exemptions and special rules for student-focused housing, and understanding which side of those rules you fall on is the most important thing you can do before signing any tenancy agreement now.

Accommodation Based Impact of RRA 2025

These changes came into force on 1 May 2026 and apply mainly to private‑sector tenancies in England.

If You Live in University Hall

Most traditional university halls are not ASTs. Under paragraph 8 of Schedule 1 to the Housing Act 1988, a tenancy granted by a “specified educational institution” (such as a university) to its own students cannot be an assured tenancy. The Renters’ Rights Act 2025 preserves this exemption, so most student accommodation in university halls is still governed by a licence agreement or a common law tenancy, not by the RRA rules that apply to private landlords.

This means that, as a hall resident:

• You will probably still have a fixed‑term contract that runs for the academic year, with clear start and end dates.

• The university can usually regain possession at the end of the year under the terms of the licence or tenancy, without relying on the new rent‑control or eviction rules that apply to private landlords.

• You are generally not covered by the new two‑months‑notice rule, because your agreement is not treated as an APT.

In practice, this means the RRA 2025 does not radically change how halls work for you, but it is still important to read your contract carefully and understand when you can move in, when you must leave, and what happens if you want to leave early.

Note

The exemption applies because of who the landlord is (a specified educational institution) and who the tenant is (a student). If a university lets a property to a non-student, such as a member of staff, the exemption does not apply, and the tenancy will fall within the RRA framework.

If You Live in University-Owned Houses or Flats

Some universities own or manage houses or flats that they let directly to students. These are often classed as common‑law tenancies rather than assured shorthold tenancies, which again means they are not automatically converted into rolling APTs under the RRA. The paragraph 8 exemption described above applies equally here. It is not limited by property type.

Provided the landlord is a specified educational institution and the tenant is a student, the exemption applies as a matter of law, regardless of whether the property is a hall room, a house, or a flat.

So, if you are in this kind of university‑owned property:

• You can still have a fixed‑term agreement aligned with the academic year.

• The university can usually regain possession at the end of term under the terms of the contract.

• The main RRA changes, such as the two‑months‑notice right and the ban on Section 21, are not directly applicable, but the landlord still needs to meet safety, fire and repair standards.

Remember

As a student, you should check the exact wording of your tenancy or licence and ask the housing office if you are unsure whether your agreement is affected by the RRA.​

If You Live in Purpose-Built Student Accommodation (PBSA)

Purpose‑built student accommodation (PBSA), such as private student flats or blocks run by commercial providers, is treated differently under the Act. Section 32 of the RRA extends the paragraph 8 exemption to private PBSA operators, but only where certain conditions are met.

Every PBSA provider must still comply with:

• Health and safety, fire safety and licensing rules

• Any new tribunal‑based mechanisms for rent‑related disputes or complaints

If you are in PBSA, check whether your provider is registered with an approved code and how the RRA affects your tenancy. If you were already living in PBSA on 1 May 2026 and your landlord intends to rely on Ground 4A for the 2026/27 turnover, they were required to serve a written warning notice by 31 May 2026; check whether this was done.

If You Rent in Private-Sector Houses in Multiple Occupation or Shared Houses

Many students rent in private‑sector houses in multiple occupation (HMOs) or shared flats not connected to a university or PBSA provider. These are usually assured shorthold tenancies, so the RRA 2025 applies directly to them.

The Act also introduces Ground 4A, a special possession ground for student‑let HMOs. This lets landlords recover the property at the end of an academic year if they intend to relet it to new students, provided they:

• Give at least four months' notice specifying a move‑out date between 1 June and 30 September. Ground 4A applies only to genuine HMOs (broadly three or more tenants from two or more households); it does not apply to one- or two-bedroom student lets. For any tenant in occupation on 1 May 2026, the landlord had to serve a written warning notice of intention to rely on Ground 4A by 31 May 2026, failing which the ground is unavailable for this cycle.

This could affect students who rent privately close to campus, especially where the landlord plans to refresh the tenant group each year.

How to Protect Yourself as a Student Renter?

Conclusion

In short, the RRA 2025 mainly reshapes the rules for private landlords and PBSA providers, while most university‑owned halls and university‑managed student housing remain largely unchanged. As a student, understanding whether your accommodation falls into the private‑sector category or the university‑owned category will help you know exactly what rights you actually have under the new law.