From 1 May 2026, major changes to renting in England will begin under the Renters’ Rights Act 2025. This is one of the biggest reforms to renting in years. It aims to:
• Give renters more security.
• Make renting fairer.
• Improve housing standards and accountability.
For students, this is especially important because:
• Many rely on the private rental market.
• Student housing works differently from normal renting.
• Some parts of the law treat students differently or unevenly.
According to sector analysis, while the law improves rights overall, it may also create new challenges specifically for students.
WHAT IS CHANGING?
The Big Picture
From May 2026, the renting system is being redesigned. The biggest changes are:
Rolling tenancies replace fixed term contracts.
• No more standard 12-month contracts
• Tenancies continue until you end them.
“No-fault” evictions are banned.
• Landlords must give a legal reason.
Rent protections introduced.
• Limits on increases
• Ban on bidding wars.
Stronger enforcement
• Ombudsman system
• Landlord database
IMPORTANT
While these changes sound positive, experts highlight:
• Student housing has special exemptions and complications.
• The system may become more complex, not simpler.
• Some changes could lead to less available housing or higher rents.
WHO IS AFFECTED?
IMPORTANT NUANCE
The new rules apply to most private student renters, including:
• Shared houses (HMOs)
• Private flats and houses
• Some student accommodation
They usually do NOT apply if:
• You live with your landlord.
• You live in university-owned halls.
• PBSA (large student blocks) may not follow the same rules.
• Different students may have different rights depending on where they live.
This creates a two-tier system of student renting.
ROLLING TENANCIES
More Freedom (and More Risk)
From May 2026:
• Tenancies become open-ended.
• There is no fixed end date.
What this means for you:
• You can leave anytime with 2 months’ notice.
• You are not locked into a long contract.
Benefits:
• More flexibility if your plans change.
• You are not tied to a full academic year.
Risks:
• Students may lose guaranteed housing for a full year.
• Landlords may prefer shorter academic-year lets (Sept–June)
• This may create a “summer gap” with no accommodation for some students.
This is especially risky for:
• International students
• Care leavers.
• Students without family homes
THE END OF “NO-FAULT” EVICTIONS
From May 2026:
• Section 21 evictions are abolished.
• Landlords must use a legal ground (Section 8)
• Courts must approve evictions.
What this means:
• You cannot be removed without reason.
• More protection from sudden eviction
BUT for students there is a major exception:
Landlords of student HMOs can still evict using a student-specific ground (Ground 4A)
This allows eviction:
• Between June and September
• To prepare for the next academic year
Key concern:
• Students may still be forced out even without wrongdoing.
• Security is not equal across all renters.
RENT, COSTS AFFORDABILITYAND
Rent increases:
• Limited to once per year
• Must follow a legal process.
• Can be challenged.
Upfront rent:
• Capped (usually max one month)
Rental bidding:
• Now illegal
Real-world concerns:
• Landlords may increase rents elsewhere to compensate.
• Students cannot easily challenge rent before moving in
• Costs may rise year-on-year when properties are re-let.
Guarantor issue:
• Guarantors are still allowed.
• Students without one may struggle.
Some may be pushed into paid guarantor schemes, costing up to:
• ~4%–20% of annual rent
LEAVING YOUR TENANCY
You can leave by giving:
• At least 2 months’ notice
• Ending on a rent period
Joint tenancy risk (VERY IMPORTANT)
If you live with others:
• ONE person can end the tenancy for EVERYONE.
Real-world issue:
• This can leave others unexpectedly homeless.
• Creates instability in shared houses.
SHARED STUDENT HOUSES (HMOS)
Most students live in HMOs.
Key features:
• Joint tenancy
• Shared responsibility
• Linked financial liability.
Ground 4A – The “Student Rule”
Landlords can regain possession if:
• Property is a student HMO.
• All tenants are students.
• Proper notice is given.
• Conditions are met.
What this means:
• Housing still works on an academic cycle.
• Students may be required to leave each summer.
Sector concern:
• This could reduce long-term stability.
• Could increase pressure to secure housing early.
PURPOSE-BUILT STUDENT ACCOMMODATION (PBSA)
PBSA often:
• Keeps fixed term contracts.
• Sits outside many protections.
Important:
• Students in PBSA may have fewer rights.
• Rent protections and eviction rules may not apply equally.
Reality:
• PBSA may be more predictable.
• But often more expensive
SELF-CONTAINED FLATS
If you rent:
• A studio
• A 1–2 bed flat
You will likely have:
• More security
• No student eviction ground
• Standard tenant protections
Impact:
Landlords may stop renting these to students.
Could reduce availability for:
• Postgraduates
• Couples
• Mature students
NEW SYSTEMS AND HOUSING STANDARDS
The Act introduces:
• A landlord database
• A housing ombudsman
• Stronger enforcement
Also includes:
• Better rules on repairs and standards
• Potential application of Decent Homes Standard
Issue:
• Some student accommodation (especially PBSA) may not fully benefit from these protections yet.
WHAT SHOULD STUDENTS DO NOW?
Before signing:
• Read contracts carefully.
• Check if tenancy is joint or individual.
• Ask about notice periods and conditions.
During your tenancy:
• Keep records.
• Communicate early if issues arise.
• Understand your legal rights.
Key advice:
Don’t rush into early contracts without clarity.
COMMON RISKS AND MISUNDERSTANDINGS
Watch out for:
• Pressure to sign early contracts.
• Misunderstanding of notice rules
• Incorrect advice from landlords
• Assumptions that “student rules” override the law.
Common confusion:
• Thinking contracts still “end automatically”
• Not realising one tenant can end a whole tenancy.
• Believing landlords can still evict without reason.
KEY TAKEAWAY
The Renters’ Rights Act will:
Improve:
• Security
• Fairness
• Transparency
But also introduce:
• Complexity
• New risks in shared housing
• Unequal protections across accommodation types
WHAT IS THE OMBUDSMAN SYSTEM?
The Ombudsman system mentioned in your booklet refers to a new scheme being introduced under the Renters’ Rights Act to help resolve disputes between tenants and landlords.
Simple explanation
An ombudsman is an independent organisation that:
• Looks at complaints.
• Investigates issues fairly.
• Helps resolve disputes without going to court.
In the context of renting
Under the new system:
• Landlords will be required to join a Private Rented Sector Ombudsman scheme.
• Tenants (including students) will be able to:
• Make complaints about landlords.
• Get issues reviewed independently.
• Seek resolutions more easily.
What
can the Ombudsman help with?
The ombudsman can deal with issues such as:
• Poor property conditions
• Repairs not being completed.
• Unfair treatment by landlords or agents
• Disputes about tenancy terms
IMPORTANT DETAIL
Why this is important for students.
Before this:
• Your main option was often going to court.
• This is expensive, slow, and stressful.
With the ombudsman:
• It’s free to use.
• It’s simpler and faster.
• It’s more accessible for students.
The ombudsman system will be introduced in stages, so it may not be fully available immediately from May 2026.
More information on: Complaining to an ombudsmanCitizens Advice and Ombudsman Association | Ombudsman Association
SUPPORT
Bucks Students’ Union Advice Service
The Bucks Students’ Union Advice Service can:
• Support you with landlord-related problems and disputes.
• Signpost you to other specialist support services where needed.
They are here to guide you, especially if you’re unsure where to start or need help exploring your options.
Email us at suadvice@bnu.ac.uk
Tel: 01494 603 016
The BNU Accommodation Team can:
• Review your tenancy agreement before signing.
• Help you understand your rights.
• Explain complex terms.
• Support you if something feels wrong.
This is especially important under the new system, where contracts and rights may vary.
Contact us on 01494 603063 or email accommodation@bnu.ac.uk.
Shelter
Shelter is a national housing charity specialising in renters’ rights. They offer:
• Expert housing advice
• Step-by-step guides on tenant rights
• Emergency support if you are at risk of homelessness.
Particularly useful if your situation becomes urgent or complex. Visit our website https://england.shelter.org.uk/get_help
FINAL MESSAGE
Buckinghamshire Council
Your local council can help with:
• Housing standards and safety issues
• Reporting unsafe or poorly maintained properties
• Advice if you are at risk of homelessness.
They also enforce landlord regulations under the new law.
Visit our website www.buckinghamshire.gov.uk
This law is a major shift in how student renting works.
