Date Published 31 October 2025
Earlier this week, the Renters' Rights Bill officially became law — now known as the Renters' Rights Act. While implementation dates are still to be announced, changes are expected soon. The new Act introduces major reforms for private landlords, particularly those renting to students.
Below is a summary of the key changes every landlord should be aware of:
🔁 1. All Tenancies Become Periodic
When the Act takes effect, all private rented tenancies will automatically convert to assured periodic tenancies. These 'rolling' contracts continue indefinitely, renewing monthly or weekly.
Tenancies end only when the tenant gives notice or the landlord serves notice under permitted grounds. For joint tenancies, notice from one tenant applies to all.
🚫 2. Section 21 Evictions Abolished
The Act ends 'no fault' Section 21 evictions. Landlords must now use Section 8 grounds for possession, citing a legitimate reason such as rent arrears, breach of tenancy, or the new student-specific grounds.
🎓 3. New Student Tenancy Rules – Ground 4A
The government has recognised the unique nature of the student rental cycle and created Ground 4A, allowing landlords of HMOs rented to full-time students to regain possession at the end of the academic year. Key points:
• All tenants must be full-time students (or expected to become so).
• A minimum of four months' notice must be served, with tenancy end dates between 1 June and 30 September.
• Ground 4A applies only to HMOs, not self-contained student flats.
• Landlords must give written notice before the tenancy begins of their intention to use Ground 4A. Without this written notice, landlords cannot later rely on this ground to regain possession.
🏘️ 4. What Counts as an HMO?
The definition follows the Housing Act 2004 and includes:
• Properties shared by two or more households sharing amenities (kitchen, bathroom, etc.).
• Converted buildings without self-contained flats.
• Buildings declared HMOs by the local authority.
• Certain converted blocks of flats not meeting building standards.
🏫 5. Who's Exempt?
• University halls and university-owned housing – unaffected, as these operate under licence agreements.
• Private Purpose-Built Student Accommodation (PBSA) – exempt only if the provider joins an approved code of practice.
💷 6. Rent Payments and Affordability
Landlords and agents cannot require rent in advance before a tenancy is agreed. Once a tenancy is signed, only one month's rent (or 28 days) may be requested upfront.
Students may choose to pay termly or quarterly but cannot be required to do so. International students may need UK guarantor schemes, as advance rent payments can no longer be used for referencing.
🧭 7. Practical Steps for Landlords
To prepare for the new system, landlords should:
• Review tenancy agreements to ensure compliance with periodic tenancy rules.
• Align tenancy cycles with academic terms.
• Collaborate with local universities and student unions to anticipate demand.
• Consider rent guarantees or insurance to mitigate potential voids.
As Reading's leading private student accommodation provider, Adams Estates is closely monitoring the rollout of the Renters' Rights Act. We're updating our processes to ensure full compliance and protect our landlords' interests through every stage of implementation.
