How tenancies will change under the Renters' Rights Act.

Several of the changes which will come into effect on 1st May due to the Renter’s rights act will change how your housing contract works. You might have already signed a contract for a new home for next year, but this does not matter, the new rights will still be granted to you.

There will be a transition period where the Act affects tenancies that are already started (meaning you are already living there) very slightly differently. Any new contracts where you move in after 1st May will be completely covered.

One key difference however is that most purpose built student accommodation is not covered by the act, because it will cease to be let on the same contract type.

These are the key changes that may affect your new contract, or change your current one. Please be aware, particularly in relation to PBSA there are still some arears that are not fully clear, this represents the current understanding of the situation:

Tenancy Changes

Now: Most contracts will be called an “Assured Shorthold Tenancy”

After May 1st: Most private contracts will be called an “Assured Periodic Tenancy”. Purpose Built Student accommodation may just say “Tenancy”

Abolition of Section 21

Now: Most contracts are fixed term. This means there is a defined end date. The landlord can end the contract on or after this date by giving you a Section 21 Notice asking you to leave. If you don’t they can evict you in court.

After May 1st: All contracts in private accommodation are periodic – they have no end date. The landlord can only evict you with a good reason, such as rent arrears, damage, or if they need to sell the property. There is an exception for this for properties of 3 or more people let only to students, where the landlord can end the tenancy any time between July and September by giving 4 months notice under certain conditions. This also does not apply to Purpose Built Student Accommodation where the provider is part of the Unipol Code of Standards.

Right to Give Notice

Now: If you are in a fixed term contract you are bound to the contract until the end date.

After May 1st: You can give 2 months notice at any time during the contract to move out without penalty. This also does not apply to Purpose Built Student Accommodation where the provider is part of the Unipol Code of Standards.

Limit to Advance Rent

Now: Landlords can ask for any amount of rent in one payment, even the full year, if this is written into the contract.

After May 1st: Landlords cannot ask for more than monthly rent (but you can pay more at once if it suits you, for example if you receive a termly loan.

How will it affect my contract?

How the renters' rights act will affect your tenancy agreement depends on the type of accommodation you live in, and whether you already live there, have signed but not moved in, or sign after 1st May 2026.

The following sections below will explain how your contract is likely to be affected.

I rent from a private landlord with 2 or more other students.
I rent from a private landlord in a one or two bedroom property.
I live in Purpose Built Student Accommodation and my Landlord is a member of the Unipol/Anuk Code of Standards
I rent in purpose built student accommodation which is not a member of the Unipol/Anuk Code.
I live in purpose built student accommodation or a block of flats and my agreement is a license.
I Live with my Landlord in their home.
I Live with in University accommodation (paying rent to The University).
I Live with in University allocated accommodation (paying rent to Unipol or another Landlord).
I live in social Housing
I live in other forms of accommodation, such as a housing co-op, religious community, accommodation provided as a part of my job, or a temporary structure or caravan on rented land.

I rent from a private landlord with 2 or more other students.

Existing Tenancies

Your tenancy will convert to an Assured Periodic Tenancy on 1st May. Most terms will stay the same but some terms which are incompatible with an APT will change to those of an APT. You do not need a new contract but your Landlord should give you information explaining the changes.

You will be able to give 2 months notice to end the tenancy from this point.

If you have not been served a section 21 Notice ending your tenancy at the end of the fixed term, you MUST give 2 months notice to end the tenancy at date you wish to leave. If you do not, you will stay liable for the rent unless the landlord agrees you can leave, until you have given 2 months notice to end at the end of a rent period.

If you have been served a Section 21 Notice before 30th April in line with the existing end dates, this remains valid for 6 months or until 31st July (whichever is sooner). The landlord can go to court to end the tenancy, so long as they start the process before 31st July.

If your landlord has not served a Section 21 Notice before 30th April, your fixed term end date ceases to be valid and you do not need to leave if you do not wish to. If the Landlord wants to get you out, then they can serve a notice that they intend to rely on Ground 4A within 28 days of May 1st, and then serve four months notice before the end of September.

Landlord can only request rent due after 1st May on a monthly basis. This affect future rent payments.

New tenancies, signed before 1st May

Your tenancy will start as an Assured Periodic Tenancy on 1st May. Most terms will stay the same but some terms which are incompatible with an APT will change to those of an APT. You do not need a new contract but your Landlord should give you information explaining the changes.

You will be able to give 2 months notice to end the tenancy from this point.

Any fixed term ends dates become invalid, unless your landlord serves notice as below.

If the landlord wants to end the tenancy at the end of the academic year they must then they can serve a notice that they intend to rely on Ground 4A within 28 days of May 1st, and then serve four months notice before the end of September.

You cannot be made to pay advance rent for any tenancies starting after this date.

Note, that a very small number of tenancies may have been created at the point when you signed, not when you move in. In this case these will be treated as above. Your agreement should make this clear if this is the case.

New Tenancies signed after 1st May

Your tenancy will start as an Assured Periodic Tenancy on 1st May. The Contract should reflect these terms.

You will be able to give 2 months notice to end the tenancy from this point.

If the landlord wants to end the tenancy at the end of the academic year they must then they can serve a notice that they intend to rely on Ground 4A when the tenancy is signed and then serve four months notice to end the tenancy between July and September next year. They cannot do this if the contract was signed more than 6 months before the tenancy starts.

You cannot be made to pay advance rent for any tenancies starting after this date.

I rent from a private landlord in a one or two bedroom property.

Existing Tenancies

You will be able to give 2 months notice to end the tenancy from this point.

If your landlord has not served a Section 21 Notice before 30th April, your fixed term end date ceases to be valid and you do not need to leave if you do not wish to.

Landlord can only request rent due after 1st May on a monthly basis. This affect future rent payments.

New tenancies, signed before 1st May

You will be able to give 2 months notice to end the tenancy from this point.

Any fixed term ends dates become invalid and you may remain in the tenancy as long as you wish.

You cannot be made to pay advance rent for any tenancies starting after this date.

New Tenancies signed after 1st May

Your tenancy will start as an Assured Periodic Tenancy on 1st May. The Contract should reflect these terms. This is an open ended tenancy which cannot have a fixed end date.

You will be able to give 2 months notice to end the tenancy from this point.

You cannot be made to pay advance rent for any tenancies starting after this date.

I live in Purpose Built Student Accommodation and my Landlord is a member of the Unipol/Anuk Code of Standards

Existing Tenancies

You will be able to give 2 months notice to end the tenancy from this point.

If your landlord has not served a Section 21 Notice before 30th April, your fixed term end date ceases to be valid and you do not need to leave if you do not wish to. If the Landlord wants to get you out, then they can serve a notice that they intend to rely on Ground 4A within 28 days of May 1st, and can give you four months notice to end the tenancy, during September.

Landlord can only request rent due after 1st May on a monthly basis. This may affect future rent payments.

New tenancies signed before 1st May

Your tenancy will start as new Common Law Tenancy. PBSA Providers should ensure updated terms are issued

The Renters Rights Act does not apply to these tenancies, so you can be required to sign a fixed term contract and cannot give 2 months notice (unless your provider allows this).

Landlords can service notice to end the tenancy at the end of the fixed term and take you to court of you do not leave.

New tenancies signed After 1st May

Your tenancy will start as new Common Law Tenancy. The contract should reflect these terms.

The Renters Rights Act does not apply to these tenancies, so you can be required to sign a fixed term contract and cannot give 2 months notice (unless your provider allows this).

Landlords can service notice to end the tenancy at the end of the fixed term and take you to court if you do not leave.

I live in purpose built student accommodation which is not a member of the Unipol/Anuk Code.

Existing Tenancies

You will be able to give 2 months notice to end the tenancy from this point.

If your landlord has not served a Section 21 Notice before 30th April, your fixed term end date ceases to be valid and you do not need to leave if you do not wish to.

Landlord can only request rent due after 1st May on a monthly basis. This affect future rent payments.

New tenancies, signed before 1st May

You will be able to give 2 months notice to end the tenancy from this point.

Any fixed term ends dates become invalid and you may remain in the tenancy as long as you wish.

You cannot be made to pay advance rent for any tenancies starting after this date.

New Tenancies signed after 1st May

Your tenancy will start as an Assured Periodic Tenancy on 1st May. The Contract should reflect these terms. This is an open ended tenancy which cannot have a fixed end date.

You will be able to give 2 months notice to end the tenancy from this point.

You cannot be made to pay advance rent for any tenancies starting after this date.

I live in purpose built student accommodation or a block of flats and my agreement is a license.

If your agreement is genuinely a license it is not covered by the renters rights act. However, unless there is a good reason for the property being let on a license, this could be incorrect and the agreement will be a tenancy, even if it says it is a license.

The only main reasons that accommodation like this would be a license would be if it is in supported accommodation (where you have a housing or support worker, or it is a homeless hostel) or if the landlord provides specific services that require them to enter your room, such as cleaning rooms and supplying and changing bedding.

If you live in this kind of accommodation, and your agreement says it is a license, please seek advice from LUU Advice Team.

I Live with my Landlord in their home.

The Renter’s Rights Act does not apply to this kind of accommodation, and nothing should change.

I Live with in University accommodation (paying rent to The University).

The Renter’s Rights Act does not apply to this kind of accommodation, and nothing should change.

I Live with in University allocated accommodation (paying rent to Unipol or another Landlord).

It is likely that your accommodation will be treated as private rented.

If you rent a house or flat see the relevant section above.

If you live in Purpose Built Student Accommodation see the relevant section above.

I live in social Housing

Your tenancy will convert to an Assured Periodic Tenancy, as per private accommodation, but the impact is likely to be less as you will already have more security of tenure.

I live in other forms of accommodation, such as a housing co-op, religious community, accommodation provided as a part of my job, or a temporary structure or caravan on rented land.

It is likely that the Renter’s Rights Act does not apply, but seek advice if you are unsure.

Where can I find out more?

We will be expanding this part of our website to cover all you need to know about the Renters Rights Act. If there is anything you are unsure about, please come and see us in LUU Advice.