Renters Rights Act

Renters Rights Act - What You Need To Know

Written by students, for students

On May 1st, 2026, the Renters Rights Act came into force. This Act contains some of the biggest changes to renting laws so far, so it’s important that you know your rights as a tenant.

The table below, from Shelter, highlights some key changes to be aware of. Read on for further information and resources, as well as how the new rules specifically affect students.

Before 1st May 2026	From 1st May 2026
Your landlord can evict you for no reason with a section 21 notice.	Your landlord will need a legal reason to evict you with a section 8 notice.
No limits on rent in advance.	Your landlord can only take or accept 1 month’s rent in advance.
Your landlord might pressure you to agree to a rent increase at any time.	Your landlord can only put the rent up once a year. They must give at least 2 months’ notice.
It can be hard to leave a fixed term tenancy early.	All tenancies are automatically turning into period/rolling tenancies. This makes it easier to leave by giving notice (typically 2 months).
You can often give 1 month’s notice to end a periodic AST (Assured Shorthold Tenancy).	You will have to give 2 months’ notice to end an assured periodic tenancy, unless a shorter notice is agreed in writing.
Your landlord can refuse permission for you to have a pet. They do not need a reason.	You will have the right to ask for permission to keep a pet. Your landlord can only say no if they have a good reason.

Changes to evictions:

Your landlord will now need a legal reason to evict you. The main reasons are;

If you have not paid your rent on time.
If you, others living with you, or visitors commit antisocial behaviour in or near the property.
If you, or others living with you, do not care for the property properly.
If your tenancy was for certain purposes, for example; it was connected to your employment, or was for temporary or supported accommodation.

You cannot be evicted, under the following grounds, for the first 12 months of a tenancy;

If your landlord wants to sell the property.
If your landlord or their family member wants to move into the property.

Changes to rent:

There are a few changes to rent payments coming into effect, including how much rent you pay and how much rent can be taken at one time.

Your landlord can now only raise the rent once a year, and will need to give you at least 2 months notice prior to the rent increase. This increase must be no higher than the open market rent. Furthermore, rental bidding is now banned - landlords cannot ask for, encourage, or accept a higher offer than what they have advertised.

Previously, you may have paid a few months rent upon signing the tenancy agreement, prior to moving in. This will no longer be allowed. From 1st May, landlords can only take one months’ worth of rent in the period of time between all parties signing the tenancy, and the tenancy beginning. Once the tenancy has begun, landlords cannot take any rent before it is due.

Changes to fixed term tenancies:

If you are a student renting a house or flat, you are likely to have a fixed term tenancy. From 1st May, all fixed term tenancies are being removed. They are automatically turning into rolling tenancies, meaning it will no longer be possible to set a fixed end date (unless agreed upon separately).

If your current tenancy has an end date, it will no longer apply - from 1st May, your tenancy will continue until;

you and your landlord decide together to end the tenancy.
you end your tenancy by giving notice (at least 2 months, but can be shorter if agreed upon).
your landlord ends it, if they have a valid legal reason.

If you are a student living in a HMO, the rules are slightly different - please see below.

Students in HMO’s:

If you are a student in a shared house/HMO, the rules are slightly different. Your tenancy agreement probably has a set end date to give your landlord enough time to clean the house and prepare it for the next group of students to move in, in line with the academic year. With all tenancies becoming rolling tenancies, it may sound like it will be difficult for this to happen - but there are certain rules in place to accommodate for student letting.

Landlords can still end the tenancy each summer using something called Ground 4A - but only if they follow the rules;

They must tell you at the time of signing that they intend to use Ground 4A.
The tenancy must be signed no more than six months before it starts.
They must give you at least four months’ notice to end the tenancy, and it must end between 1st June and 30th September.

If you’re currently in a 2025/26 student house, there are special arrangements. From 1st May 2026, your fixed term tenancy becomes a rolling tenancy, as per everybody else. If your landlord wants to use Ground 4A, they must send you a written (either letter or email) warning about Ground 4A by 31st July 2026. Then, they must give you two months notice (rather than the usual 4 months used in Ground 4A), ending the tenancy on a date between 1st June and 30th September.

Ground 4A only applies to HMOs. If you are living in a private flat or studio, your landlord cannot use these special rules to ask you to leave over the summer.

Please look here for more information on how the Renters Rights Act affects students.

Purpose-built Student Accommodation:

If you are in purpose-built student accommodation (PBSA), most of these changes in the Renters’ Rights Act won’t apply to you - but you still have rights. PBSA

PBSA usually operates under a licence agreement, rather than a standard tenancy, meaning you have different rights to students renting normal houses or flats. With these new laws coming into place, it can be quite difficult to understand what changes will affect you. This guide has further information on how to identify what kind of PBSA you live in, and therefore if these new laws will affect you. If you require further assistance, please contact the advice team or seek legal advice.

Pets:

From 1st May 2026, you can request to keep a pet. Your landlord cannot unreasonably refuse your request, but each request will be considered on a case-to-case basis.

Please note - housing law can be complex, and your individual situation may be different. If you want further advice, feel free to contact the advice team. If you’re facing eviction, unsure about your rights, or making important decisions about your tenancy, please seek legal advice.

Further Information:

New rights and responsibilities for landlords in England

The Renters’ Rights Act Information Sheet 2026

Shelter - what to expect from the new tenancy law

Renters Rights Act for students

Renters Rights Act for students in HMO and PBSA

Legal Advice:

Citizens Advice

Plymouth Gov

Shelter

Updated May 2026