Renters’ Rights Act could shut students out of university education
5 months ago | 3 comments
University students could quit tenancies early under Renters’ Rights Act
8:32 AM, 14th April 2026, 3 weeks ago
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Student landlords will raise rents to cover a loss of income, as university students could head home six months early under the Renters’ Rights Act.
A story in The Times reports under the Renters’ Rights Act, renters will be able to end their tenancy at two months’ notice and fixed-term tenancies will be abolished.
However, as previously reported by Property118, many industry experts have warned that the Renters’ Rights Act could leave students worse off.
Students might choose to walk away
The Times reports that many university students who study humanities have no lectures in the summer term, and that the period between April and June is used for revision, exams and submitting final essays.
If students hand in their notice in May, when the law is introduced in England, they could finish their contracts in July, rather than August or September.
Chris Norris, chief policy officer at the National Residential Landlords Association (NRLA), explains to The Times: “Depending on the course you’re on, or your circumstances, a student might choose to walk away really quite early in the agreement.
“Some students might be looking at their timetable and thinking, ‘Well, I could be done in six months.’ But they will also have to balance that with at what point they want to move back in with their mum and dad, and how much they enjoy the social side of student life.”
Mr Norris told The Times he would not be surprised if there was a “quite significant” increase in student rent, as landlords adjust to needing to make a profit on a tenancy over eight months rather than 12.
Decrease in stock
Student housing charity Unipol told The Times that an “unintended consequence” of the law change could be a loss of income for landlords, prompting some to sell up.
Nicola Brown, the hub services director for Unipol, told The Times: “How will landlords, solely renting to students, react to a loss of income over time? Will they move the start date to earlier, say a June start date, for new contracts, with an expected notice date in April or May?
“We are unclear how the market will react, but certainly in Nottingham and in Leeds we are seeing a decrease in the number of HMOs [houses in multiple occupation] available for students. A decrease in stock over time could lead to rent rises and less choice.”
As previously reported by Property118, the government has made a U-turn on the student possession ground.
Under the new rules, for student tenancies in houses in multiple occupation agreed before 1 May, landlords will have until 31 May to formally notify tenants that they may use the possession ground to make properties available for incoming students.
Formal notice to repossess a property using this ground can be issued at any time between 1 May and 31 July. However, landlords should be aware that, for one year only, the minimum notice period will be two months rather than the usual four.
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Member Since July 2016 - Comments: 172
10:02 AM, 14th April 2026, About 3 weeks ago
This was always the most concerning dimension of the RRA for us as student landlords. In the 20 years we have rented to students I have never once been asked if someone could stay past the start of the following term. I get asked multiple times each year if a student can terminate early. If one decides to terminate they effectively end the tenancy for all. That may not suit all groups do I am hoping that groups will recruit replacements if they want to stay or we we can work with smaller groups. We have sold our student HMOs apart from one or changed to residential. We have kept one student HMO to see how things pan out. Reduced supply will make things harder for universities as well students. Final year students will find it the hardest.
Member Since February 2025 - Comments: 70
11:37 AM, 14th April 2026, About 3 weeks ago
Isn’t it already the case that most student tenancies start in July? If so, ending them early to avoid paying during the summer isn’t possible.
Member Since July 2016 - Comments: 172
12:01 PM, 14th April 2026, About 3 weeks ago
Reply to the comment left by Kate Gould at 14/04/2026 – 11:37
Most of our student tenancies start in September. We have a property in Birmingham that commences in July. Irrespective of start time, after May 1st tenants can end tenants at any time with 2 months notice.
Member Since October 2024 - Comments: 204
5:36 PM, 16th April 2026, About 3 weeks ago
Reply to the comment left by Kate Gould at 14/04/2026 – 11:37
Current student tenancies are 12 months contracts and so they stay for the full term. However, from 1st May, they can leave anytime with 2 months notice from the rent date. This could happen with notice on the 1st day and they leave in 2 months of tenancy start date. The tenancy need to state 2 motnhs notice. I understand not notice period stated on the tenancy can mean 1 month notice.
This is a risk, especially if there are a lot of student properties available in the area. Someone can move in July and leave in September. Or worse move in September and leave in November and the landlord can find the property empty for up to 10 months. The council tax is double in London for any empty properties.
To increase the rent on the basis that they may stay for 8 or 9 months, that is just not possible. The rent would be so high that no students can afford it at all. Say a 4 bedroom is about £3,500. Basing on 9 months stay, the rent will need to be almost £4,700. No tenants will be willing to pay that.
So that is not feasible. If that happens to any of my student properties, then none of the properties would ever be rented to students. I believe a lot of landlords will be cautious. Landlords do have a lot of costs to let to the students n the first place. 11 months is acceptable, bearing in mind double council tax.
Member Since October 2022 - Comments: 207
6:33 PM, 16th April 2026, About 3 weeks ago
Reply to the comment left by Tiger at 16/04/2026 – 17:36
Maybe it’s possible to charge high rent for 8 months and then allow them the last 3/4 months “free” if they need longer? I’m not sure about the legality of that though.
Member Since October 2020 - Comments: 1188
1:02 PM, 17th April 2026, About 2 weeks ago
Reply to the comment left by Tiger at 16/04/2026 – 17:36
“The tenancy need to state 2 motnhs notice. I understand not notice period stated on the tenancy can mean 1 month notice.”
Its the other way around. The default tenants notice will be 2 months.
Member Since May 2018 - Comments: 86
8:01 AM, 18th April 2026, About 2 weeks ago
Reply to the comment left by Kate Gould at 14/04/2026 – 11:37
If a tenancy starts in July and a tenant gives notice in Feb/March, this allows the required 2 months notice and they can leave in May – two months early 1/6 of the rent and most of the profit gone. Landlords have no alternative than to exit the market or raise rents over as shorter period.
I have sold most of what I have.
Member Since October 2020 - Comments: 1188
9:56 AM, 18th April 2026, About 2 weeks ago
Reply to the comment left by Peter Merrick at 18:33
Sadly, I think your suggestion is a breach of the Tenant Fees Act.