The Renters’ Rights Act 2025 is set to reshape the private‑rented sector in England, in light of this legislation it is easy to assume that it will also bring about radical changes for student renters but in reality, it does not affect all student renters in the same way.
If you are a student renter, you need to understand that the level of change depends on where you accommodate: university‑owned halls, university‑managed houses or flats, purpose‑built student accommodation (PBSA), or a private‑sector house or flat. Once you know which category your accommodation falls into, the only can you see how The Renter’s Right Act 2025 affects you personally- what new rights and responsibilities the Act gives you, and crucially, where it mainly affects the landlord and where it affects the clauses of your own contract.
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.
THE KEY CHANGE
From 1 May 2026, the default tenancy type becomes the assured periodic tenancy (APT), which has no fixed term and no Section 21 mechanism. Tenants can leave by serving up to two months' notice at any point during the tenancy, without needing to give a reason.
Landlords must rely on specific legal grounds to end a tenancy.
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 are scheduled to come into force from 1 May 2026 and apply mainly to private‑sector tenancies in England.
If you live in a 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.
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.
The good news for students living in PBSA is that:
Many PBSA providers are allowed to keep fixed‑term tenancies aligned with the academic year, as long as they are members of an approved code of practice (for example, ANUK/Unipol or other UUK‑recognised codes)
Your tenancy does not automatically become an open‑ended rolling contract under the RRA, provided the operator meets the code requirements
However, existing PBSA tenancies that are ASTs will convert into rolling APTs on 1 May 2026, in the same way as other private‑sector tenancies
Going forward, new PBSA tenancies granted after the provider becomes eligible under the code can be common‑law tenancies, and the provider can use Ground 4A (or a modified version of it) to regain possession at the end of term; for qualifying PBSA, this ground is not limited to HMOs and does not require you to move out only between June and September
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, it is worth checking your contract and asking the provider whether they are registered with an approved code and how the RRA affects your specific tenancy, especially if your tenancy starts, runs or ends around 1 May 2026.
If you rent in the Private‑Sector Houses in Multiple Occupation or Shared House
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.
This means that:
Your tenancy will typically become a rolling assured periodic tenancy, and you can usually leave with two months’ notice at any time
Your landlord can no longer use Section 21 “no‑fault” evictions, and must instead rely on specific grounds to end the tenancy, such as rent arrears or serious breaches of the contract
Landlords can only increase rent by following a formal process and giving at least two months’ notice; you can refer excessive increases to a tribunal
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
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?
Read Your Contract
Check whether you are in a licence, common‑law tenancy, assured tenancy, or APS agreement.
Ask Your Housing Office
Your university housing office can confirm how the RRA affects your specific arrangement.
Keep Records
Document rent payments, repair requests, and all correspondence,these are vital if you need to raise a dispute.
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.
