Student letting has always operated on its own cycle: group viewings in October, offers accepted months before move-in, fixed-term tenancies aligned to the academic year. That model has been disrupted by the Renters' Rights Act 2025, which abolishes fixed-term tenancies for all properties including student lets from 1 May 2026.
The good news for student landlords: the government introduced Ground 4A specifically for this market — a new mandatory possession ground for licensed student HMOs that allows possession at the end of the academic year. But it comes with strict conditions. This guide explains who qualifies, how to use Ground 4A, and how to adapt your letting model for the new landscape.
End of the fixed-term student AST
The traditional September-to-June fixed-term AST is no longer a lawful form of tenancy for new lettings from 1 May 2026:
- All new student tenancies from 1 May 2026 must be Periodic Assured Tenancies — weekly, monthly, or term-based periodic
- Existing student ASTs in force on 1 May 2026 auto-converted to Periodic Assured Tenancies on that date
- You cannot include a fixed end date in a new tenancy — students have the right to remain as long as they wish, unless a valid possession ground applies
- Students who decide not to vacate in June can remain into the next academic year without a new agreement
- Landlords who grant a fixed-term tenancy after 1 May 2026 are in breach of the Act
Ground 4A — the student HMO possession ground
Ground 4A is the Renters' Rights Act's solution for the student sector. It is a mandatory possession ground that allows student HMO landlords to recover possession between academic years.
- What it covers: Properties that are HMOs (licensed or licensable), let exclusively to full-time students, where the landlord intends to re-let to full-time students for the next academic year
- Notice period: 2 months (the same as Ground 1A for owner-sale)
- Timing: The notice must be served so that the possession date falls at the end of (or after) the current academic year — you cannot use Ground 4A to recover mid-term
- Mandatory: If the conditions are met and proven at court, the judge 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 a non-student, or to a single student in a one-bed flat that is not an HMO
HMO licensing requirements for student properties
Most student houses require one or more HMO licences. Failure to hold the required licences is both a criminal offence and a bar on using Ground 4A:
- Mandatory national HMO licence: Required for all properties with 5 or more occupants from 2 or more separate households — applies to most student houses of 5+
- Additional HMO licensing: Many university cities operate additional schemes covering smaller student HMOs (3–4 occupants) — Oxford, Cambridge, Nottingham, Leeds, Sheffield, Bristol, Liverpool all have extensive schemes
- Check your local council's licensing area before letting — new designations are introduced regularly
- Minimum room sizes, fire safety standards (fire doors, alarms, emergency lighting), and adequate kitchen/bathroom facilities are all HMO licence conditions
- Operating without a required licence: criminal offence, unlimited fine, rent repayment order for 12 months' rent, banning order risk — and you cannot rely on Ground 4A
Guarantors for student tenancies
Guarantors remain standard practice for student lets. Ensuring guarantor agreements are properly drafted is more important than ever:
- Most full-time students cannot pass standard income referencing — a guarantor (usually a parent or guardian) is expected by most lenders and insurers
- Each joint tenant should have their own guarantor — unless the guarantee expressly states joint and several liability, each guarantor is only liable for their tenant's share
- A guarantor agreement must be signed as a deed (with a witness) to be legally binding — a letter, email, or unsigned agreement is unenforceable
- The agreement should clearly cover: unpaid rent, damage above fair wear and tear, and legal costs
- International student guarantors (overseas parents) can be very difficult to enforce against — consider UK-based guarantors or rent guarantee insurance as an alternative
- Review existing guarantor deeds: old guarantees drafted for fixed-term ASTs may have expired on conversion to Periodic AT — check the expiry clause
What to serve on student tenants from 1 May 2026
The prescribed document obligations remain the same for student lets:
- How to Rent guide: Current version at the start of every new periodic tenancy
- Gas Safety Record: Before move-in and annually — must be issued by a Gas Safe registered engineer
- EICR: Valid Electrical Installation Condition Report (within 5 years) at the start of tenancy
- EPC: Valid Energy Performance Certificate (E or above — C from 2028 if the proposed regulations are confirmed)
- Deposit Prescribed Information: Served on all joint tenants within 30 days of the deposit being received
- Renters' Rights Act Information Sheet: For all tenants whose ASTs converted on 1 May 2026 — serve before 31 May 2026
- Failure to serve any of these documents may invalidate a Section 8 notice and expose you to penalties
Practical tips for student landlords in 2026
Adapting to the new regime requires some changes to how you market and manage student lets:
- Market early as before: The October–January marketing cycle for September move-in is unchanged — the change is in the tenancy form, not the marketing model
- Use Ground 4A correctly: If your property qualifies (licensed HMO, exclusively full-time students), serve the Ground 4A notice during the tenancy — timed so the possession date aligns with the end of the academic year
- Check your HMO licence: Ensure it is valid and reflects the current property configuration — outdated or incorrectly specified licences may affect Ground 4A eligibility
- Update your guarantor deeds: Ensure new deeds cover Periodic Assured Tenancies and do not have an expiry clause tied to the old fixed-term
- Energy efficiency: Student HMOs must have EPC E or above now — plan ahead for the proposed C minimum by 2028
- Awaab's Law: Damp and mould hazard response timeframes are now mandatory under the Renters' Rights Act — inspect student properties thoroughly after each tenancy
Frequently asked questions
Can I still market my student house for September 2027 now?+
Yes — the marketing cycle is unchanged. You can advertise and take offers from returning students for the next academic year throughout the current academic year. The difference is that any tenancy you grant will be a Periodic Assured Tenancy (not a fixed-term AST), and you will need to use Ground 4A (if eligible) to ensure the new tenants occupy in September.
What if my student tenant refuses to leave in June?+
Under the Renters' Rights Act 2025, a student can remain in a Periodic Assured Tenancy indefinitely — there is no automatic end date. If you have served a valid Ground 4A notice (and your property qualifies — licensed HMO, exclusively full-time students, re-letting to students next year), you can apply to the County Court for a possession order. If Ground 4A does not apply (e.g. one tenant is not a full-time student), you must rely on other Section 8 grounds.
Does my student house need an HMO licence?+
Almost certainly yes. A mandatory national HMO licence is required for any property with 5 or more occupants from 2 or more separate households — this covers most student houses of 5+ beds. Many university city councils (Oxford, Cambridge, Nottingham, Leeds, Sheffield, Bristol, etc.) also operate additional HMO licensing schemes for smaller student houses of 3–4 occupants. Check your local council's licensing portal before letting. Operating without a licence is a criminal offence and bars you from using Ground 4A.
Is Ground 4A available for a 2-bed student flat?+
Ground 4A requires the property to be an HMO — defined as a property occupied by 3 or more people from 2 or more households. A 2-bed flat let to 2 students (one household or two separate individuals) may or may not be an HMO. If it has fewer than 3 occupants from separate households, it is unlikely to qualify as an HMO and Ground 4A would not apply. For a 2-bed let to 2 unrelated students, legal advice is recommended before relying on Ground 4A.