From 1 May 2026, fixed-term ASTs are abolished for all new private lets in England. All student lets must now be Periodic Assured Tenancies. Ground 4A provides a replacement possession mechanism for academic-year recovery — but only where all tenants are full-time students at the point of notice.
Student letting has traditionally been built around the fixed-term AST: sign in November, move in September, end in June, repeat. The Renters' Rights Act 2025 abolishes that model from 1 May 2026. All new student lets must be Periodic Assured Tenancies. Ground 4A is the legislative replacement for the certainty the fixed-term provided — but it works differently and carries conditions that landlords must understand.
What changed on 1 May 2026 for student landlords
- Fixed-term ASTs abolished: No new fixed-term Assured Shorthold Tenancy can be granted in England from 1 May 2026. All new student lets must be Periodic Assured Tenancies from day one
- Existing ASTs auto-converted: Every fixed-term AST in force on 1 May 2026 automatically became a Periodic Assured Tenancy on that date. Fixed-term clauses fell away. The tenancy continues on a periodic basis
- Section 21 abolished: No-fault eviction notices are unlawful from 1 May 2026. All possession must use Section 8 and a valid Schedule 2 ground
- Ground 4A introduced: A new mandatory possession ground specifically for full-time student lets, allowing recovery of possession between June and September each year
- Two months' notice minimum: All Section 8 notices on Periodic Assured Tenancies require a minimum of 2 months' notice (except where a shorter period is specified for a particular ground)
- Information Sheet obligation: All landlords with existing tenancies as at 1 May 2026 must serve the RRA 2025 Information Sheet on every named tenant by 31 May 2026
Ground 4A — the student possession ground
Ground 4A is a mandatory possession ground — the court must grant possession if the ground is made out. It applies only where:
- The property is let to one or more full-time students (as defined in the Housing Act 1988 as amended by the RRA 2025)
- All tenants named on the PAT are full-time students at the time the Section 8 notice is served
- The notice is served between 1 June and 30 September
- The notice gives at least 2 months' notice of possession
If any named tenant is not a full-time student at the time of serving the notice — including a tenant who has graduated or suspended studies — Ground 4A does not apply to that tenancy. Landlords should confirm student status in writing before serving the notice.
How Ground 4A compares to the old fixed-term AST model
| Factor | Fixed-term AST (pre-2026) | PAT + Ground 4A (from 2026) |
|---|---|---|
| Tenancy end certainty | Automatic at fixed-term end | Landlord must serve Ground 4A notice; court process if tenant refuses to leave |
| Notice window | End of fixed term | Notice served between 1 June and 30 September only |
| Tenant departure notice | End of fixed term (with break clause or otherwise) | Tenant gives 2 months' written notice at any time — may leave mid-academic year |
| Student status requirement | None — fixed-term applies to any occupant | All tenants must be full-time students at date of notice — check before serving |
| Re-letting certainty | High — date determined by fixed-term end | Lower — possession proceedings may run into next academic year if tenant contests |
What if a student tenant refuses to leave after a Ground 4A notice?
Ground 4A is mandatory, meaning a court must grant possession if the ground is made out. However, the tenant can argue that not all tenants are full-time students, that the notice was not served in the permitted window, or that the notice does not comply with the prescribed form requirements. If these defences are raised, the case will be heard at the County Court — possession is not automatic without a court order.
- File possession proceedings promptly — do not wait for the tenancy to end after the notice expires
- Gather evidence of full-time student status for each named tenant before serving the notice
- Ensure the Form 3A (Section 8 notice) is the RRA 2025-compliant version and is correctly completed for Ground 4A
- Have a record of the date of service — personal service or tracked post with delivery confirmation is recommended
HMO licensing for student houses
The majority of larger student houses are HMOs. HMO licensing is a separate legal regime from the tenancy framework — changes to the Renters' Rights Act do not affect HMO licensing obligations.
- Mandatory licensing: All HMOs with 5 or more occupants forming 2 or more separate households require a mandatory HMO licence from the local housing authority under the Housing Act 2004
- Additional licensing: Many university towns and cities operate additional HMO licensing schemes covering smaller HMOs (3–4 occupants) in designated high-density rental areas. Check your local council's current scheme
- Licence consequence for Ground 8: Operating without a required licence bars the use of Ground 8 (rent arrears) Section 8 notices. This applies to student landlords as much as any other
- Article 4 Directions: In many university areas, an Article 4 Direction has removed the permitted development right to convert a C3 dwelling to a C4 HMO. Planning permission is required for any new student HMO creation in these areas
- Licence conditions and room sizes: Student HMO licence conditions typically require minimum sleeping room sizes (6.51 m² single adult, 10.22 m² two adults), specified fire detection grades, fire doors to habitable rooms in larger HMOs, and maximum occupancy compliance
Tenancy deposits on Periodic Assured Tenancies
There is no change to deposit protection rules under the Renters' Rights Act 2025. On a PAT:
- Any deposit must be protected in one of the three approved government schemes (DPS, MyDeposits, TDS) within 30 days of receipt
- Prescribed Information must be served on all tenants and any relevant persons within 30 days
- Deposit deductions at the end of the tenancy must be evidenced — the inventory is critical for supporting deduction claims
- Students often leave properties requiring significant cleaning or minor damage repair — a thorough check-in inventory with photographs is essential
Periodic Assured Tenancy Agreement for student lets
The PAT used for student lets must include all standard prescribed information for England APTs, plus additional optional clauses that are particularly relevant to the student market:
- Ground 4A clause: Notify tenants of the landlord's right to serve a Ground 4A notice for student possession — while not legally required to be in the agreement, including it in the tenancy terms reduces the risk of disputes
- Sub-letting and permitted occupiers: Explicitly address whether sub-letting is permitted and under what conditions — student tenants sometimes want to bring in additional occupiers during term
- Alterations clause: Prohibit structural alterations and decoration changes without consent — student tenancies have higher incidence of unauthorised alterations
- End-of-tenancy cleaning obligation: Include an explicit professional cleaning obligation at the end of the tenancy — this supports deposit deductions for cleaning if the tenant does not comply
LetSafe UK's Periodic Assured Tenancy Agreement for England is drafted specifically for the post-RRA 2025 regime and includes optional Ground 4A and student-specific clauses. Available from £29.
This guide is accurate as at 6 June 2026. It is provided for information purposes only and does not constitute legal advice. Always read the full text of the Renters' Rights Act 2025 and seek legal advice for specific situations.