Renters’ Rights Act could shut students out of university education

Industry experts have warned the Renters’ Rights Act will make it harder for students to find homes.

The National Residential Landlords Association (NRLA), together with student housing platforms Accommodation for Students, Uni Homes, and The Young Group, say the Act may restrict access to university education, as landlords may be unable to guarantee available homes.

The Act comes into force on 1 May 2026, meaning HMO student landlords using Ground 4A cannot regain possession of their properties until the first week of September because of the four-month notice period.

The NRLA warns this leaves a gap in which landlords cannot gain possession of their properties in time for August 2026, which is too late for incoming students, whose tenancies are set to start on 1st September.

Will shut people out of higher education

Ben Beadle, NRLA chief executive, warns the rental reforms will disrupt the student housing cycle and leave students stuck in limbo.

He said on the NRLA website: “The government has put opportunity and aspiration at risk with this decision. The failure to protect the annual cycle of all student housing will shut people out of higher education and make it harder for others to plan where they will live.

“Limiting access to accommodation doesn’t just affect students. It will be of particular concern to many universities already facing difficult financial futures.”

As previously reported on Property118, the Renters’ Rights Act could leave students worse off as landlords will no longer be allowed to accept large amounts of rent in advance.

ARLA Propertymark regional executive for Cornwall, Sophie Lang, says many students rely on rent in advance.

She said: “A lot of the time, when we ask for rent in advance, it’s at the tenant’s request. It’s not necessarily the landlord, unless it’s international students who don’t have a UK-based guarantor.

“This is a tenant-led option that helps them manage their finances. Banning it makes no sense.

“It will limit students’ access to affordable housing, and at a time when we’re trying to encourage more young people into higher education, it could reduce access, especially for the most vulnerable. You’ll end up with only the wealthiest being able to go to university.”

Property118 commercial reality check

The Renters’ Rights Act forces student landlords to operate on a timetable designed without any understanding of how student housing works in the real world. Many landlords have supported the student market for decades.

They now face structural conflict, longer notice periods and restricted possession windows, all while carrying the financial responsibility for voids, compliance and debt servicing. Sympathy is warranted. Strategic thinking is essential.

What landlords should do next

Map every possession deadline across 2025 and 2026. Create a detailed calendar for each HMO so you know exactly where the four-month notice period collides with the September start dates. This turns anxiety into visibility and gives you time to adapt your letting cycle instead of absorbing unnecessary void losses.

Document and audit readiness. Pull your tenancy files, valuations and regulatory documents into one clean portfolio pack. Order removes pressure. It also positions you to act fast when regulations lock other landlords into indecision.

Smart refinancing. Review loan expiries, rising costs and gearing now. A controlled refinancing plan can protect cashflow from any temporary voids caused by the Act’s possession timetable.

Selective reshaping of student portfolios. Some landlords will shift certain HMOs to professional lets to stabilise occupancy. Others will hold their student units but adjust tenancy lengths or pricing structures. The right move is the one that strengthens your numbers.

If you are considering selling, it is worth reviewing this guide on calculating Capital Gains Tax before making any decisions: https://www.property118.com/why-every-landlord-should-calculate-cgt-before-selling-a-single-property/