Student letting has historically operated under a different model from the mainstream private rented sector: fixed-term Assured Shorthold Tenancies aligned to the academic year, group viewings in October–November for September move-in, and joint tenancies with guarantors. The Renters' Rights Act 2025 fundamentally disrupts this model by abolishing fixed-term ASTs from 1 May 2026 — including for student properties. This guide explains what has changed and what student landlords must do now.
Fixed-term student ASTs abolished from 1 May 2026
The traditional September-to-June student AST is no longer a lawful form of tenancy for new lettings from 1 May 2026. All new student tenancies must be Periodic Assured Tenancies. The student sector's lobbying for a specific exemption was unsuccessful — the government's position is that periodic tenancies provide adequate flexibility via Section 8 grounds.
The end of the fixed-term student AST
- From 1 May 2026, no new Assured Shorthold Tenancy can be granted — for any property, including student lets
- All new student tenancies must be Periodic Assured Tenancies (weekly, monthly, or term-based periodic agreements)
- Existing student ASTs in force on 1 May 2026 auto-converted to Periodic ATs on that date
- A student landlord cannot include a fixed end date in a new tenancy — the tenant has the right to remain as long as they wish unless a valid possession ground applies
- The practical implication: a student who decides not to vacate in June can remain into the next academic year — you cannot evict without a Section 8 ground
Ground 4A — the student HMO possession ground
The Renters' Rights Act introduced a new possession ground specifically for student HMOs — Ground 4A. This is the student landlord's primary tool for recovering possession between academic years.
- Ground 4A: Available where the property is a licensed or licensable HMO let exclusively to full-time students and the landlord intends to re-let to students for the next academic year
- Notice period: 2 months (the same as Ground 1A for owner-sale)
- Earliest notice date: the notice must be served so that the possession date falls on or after the start of the next academic year — you cannot use Ground 4A to recover possession during term
- Mandatory ground: if proven, the court must make a possession order
- Key limitation: Ground 4A only applies to licensed HMOs let exclusively to full-time students — it does not apply to a student sharing with non-students, or to a non-HMO student let (e.g. a single student in a one-bed flat)
HMO licensing for student properties
- Mandatory HMO licence: Required for all properties occupied by 5 or more people from 2 or more separate households — the overwhelming majority of student houses
- Licence granted by the local authority — typically renewable every 5 years
- Application fee varies by council — typically £500–£1,500 for a 5-bed student property
- Licence conditions: minimum room sizes (6.51m² for single occupation in England), fire doors, fire detection, emergency lighting, adequate kitchen and bathroom facilities
- Additional HMO licensing: Many university cities (Nottingham, Leeds, Sheffield, Bristol, Liverpool) operate additional licensing schemes covering smaller HMOs (3–4 occupants) — check your local council
- Operating without a required licence is a criminal offence — unlimited fine, rent repayment order for 12 months' rent, banning order risk
Guarantors for student tenancies
- Most student tenants are unemployed (full-time students) and fail standard income referencing — guarantors (usually parents) are standard practice
- Each joint tenant in a student house should have their own guarantor — guarantor liability is typically limited to that tenant's share unless the guarantee is expressly joint and several
- Use a properly drafted guarantor agreement — a letter or informal email is not enforceable
- The guarantor agreement must be signed as a deed (witnessed signature) to be legally binding
- Guarantors cover: unpaid rent, damage above fair wear and tear, and costs — specify this clearly in the agreement
- A guarantor overseas (common with international students) may be difficult to enforce against — consider a UK-based guarantor or rent guarantee insurance as an alternative
Practical advice for student landlords in 2026
- Market early: Student accommodation is still marketed in October–January for September — this marketing cycle has not changed even if the tenancy form has
- Use Ground 4A correctly: If your property qualifies (HMO, exclusively full-time students, licensed), serve the Ground 4A notice during the tenancy so the possession date aligns with the end of the academic year
- Serve the Information Sheet: For existing tenants who converted from AST on 1 May 2026, serve the Renters' Rights Act Information Sheet before 31 May 2026
- Review your guarantor deeds: Ensure they are properly executed and cover the periodic tenancy — some old guarantees may have been drafted to expire with the fixed-term
- Check your HMO licence conditions: Renters' Rights Act changes (Awaab's Law, damp/mould response) are being incorporated into licence conditions in many councils
- Energy Performance: Student HMOs must have an EPC of E or above (minimum) — the proposed move to C by 2028 will impact many older student terraces