What the New Renters’ Rights Act Means for Students

The UK government has introduced major changes to the private rental sector through the Renters’ Rights Act 2025. The Act aims to give tenants stronger protections and improve conditions in privately rented homes.  

Some of the most significant changes will come into effect on 1 May 2026, and these will affect many university students renting privately in England. 

If you’re planning to move into student housing soon, or are already renting privately, it’s important to understand what these changes mean for you. 

Key Changes Coming in May 2026 

1. Fixed-term tenancies will be replaced with rolling contracts 

Currently, many students sign fixed-term tenancy agreements that usually last for the academic year. 

From May 2026, these will be replaced by periodic (rolling) tenancies. This means: 

• Tenancies will automatically continue each month unless ended. 

• Students will usually need to give at least two months’ notice if they want to move out. 

• If notice isn’t given in time, tenants may still be responsible for rent during the notice period.  

This change could affect how student housing works, as many landlords traditionally align contracts with the academic year. 

2. “No-fault” evictions (Section 21) will be abolished 

Under the current system, landlords can use Section 21 notices to evict tenants without giving a reason. 

From May 2026, this will no longer be allowed. Instead, landlords must use specific legal grounds to regain possession of a property.  

This reform is intended to give renters greater security and reduce the risk of unexpected evictions. 

3. Limits on rent in advance 

Another important change is a ban on requiring large amounts of rent upfront. 

From May 2026: 

• Landlords can only require up to one month’s rent in advance. 

• Any contract clause requiring more than this will be invalid.  

Previously, some tenants (particularly international students) were asked to pay several months or even a full year of rent upfront to secure accommodation. 

4. New rules on rent increases 

Under the new system: 

• Rent increases will generally be limited to once per year. 

• Landlords must give two months’ notice before increasing rent. 

• Tenants can challenge unreasonable increases through a tribunal.  

This may affect students who stay in the same property for multiple years. 

What This Means for International Students 

Some of the changes could have particular implications for international students. 

In the past, landlords sometimes accepted international students without a UK guarantor if they paid several months’ rent in advance. 

Because landlords will no longer be able to require large upfront payments, some may instead ask for: 

• A UK-based guarantor, or 

• A paid guarantor service. 

Students who do not have a UK guarantor may want to look into guarantor schemes early when planning accommodation.  

What About Current Tenancies? 

Existing Assured Shorthold Tenancies (ASTs) will automatically convert into the new rolling tenancy system when the reforms take effect in May 2026.  

This means that if you are already renting privately when the law changes, your tenancy may continue on a rolling basis rather than ending automatically at the end of the academic year. 

Students with an existing fixed term tenancy agreement may be served notice by their current landlord in May. This should not be a cause for concern but if you have any questions regarding a notice you are served, contact the Student Union Advice Centre for further advice. 

How the Students’ Union Advice Centre Can Help 

Housing law can be confusing, especially while these changes are being introduced. If you’re unsure about your tenancy agreement or how the new rules might affect you, the Advice Centre is here to help. 

We offer: 

• Free, independent housing advice 

• Contract checking before you sign a tenancy agreement 

• Support if you are experiencing issues with your landlord or letting agent 

You can also use platforms such as Roome and Student Pad for help with your housing search. 

If you have questions or concerns about renting, get in touch with the Advice Centre (advice@su.rhul.ac.uk) or attend one of our drop-ins every Tuesday, and we’ll be happy to support you.