The Renters’ Rights Act: Landlord FAQs

Open‑ended tenancies continue to allow fixed academic‑year cycles, but you must rely on Ground 4A rather than fixed terms to regain possession. You can still let student properties on a yearly basis but notice and possession now follow statutory grounds rather than contract end‑dates.

Yes, you can regain possession of your student-let property by using possession Ground 4A rather than relying on a fixed-term tenancy agreement.

Ground 4A is designed specifically for student HMOs and allows landlords to regain possession in line with the academic year, provided the statutory conditions are met.

A property qualifies as a HMO if:

• at least 3 tenants live there
• the tenants make up more than one household
• they share facilities such as a toilet, bathroom or kitchen.

The required notice period is 4 months, after which you may apply to the court for a possession order.

Ground 4A only applies where the entire household consists of full‑time students. If a non‑student occupies the property, you must rely on alternative grounds for possession.

One‑bed and two‑bed student-only properties will not qualify for Ground 4A, as they do not meet the minimum HMO threshold.

For information on all Grounds of possession, please visit the UK Government Grounds for possession guidance webpage.

Under the Renters’ Right Act, rent increases must following the statutory process:

• A Section 13 notice must be delivered to formally propose an increase
• You must give written notice of the proposed rent increase at least two months before the increase is due to take place
• Rent can only be increased once every 12 months and cannot be raised within the first year of tenancy
• The rent increase must remain in line with the local market rate. Tenants have the right to challenge any increases they believe go beyond this at the First-tier Tribunal

Under the Renters’ Rights Act, landlords cannot ask for, encourage, or accept rent in advance until after the tenancy agreement has been signed by both parties.

Before tenants sign the contract — Landlords cannot request tenants to pay rent in advance. You can still ask for a tenancy deposit.

After tenants have signed but before they move in (the pre‑tenancy period) — You can ask for an initial rent payment. If your tenants pay monthly, you can ask for one month’s rent only. If your tenants pay weekly, you can ask for up to 28 days’ rent only.

Once tenants move in — Tenants only have to pay rent on the date stated in the contract. Landlords cannot require tenants to pay earlier than that or request large lump-sum payments covering multiple rent periods.

These rules don’t apply to:

• Tenancy agreements signed before 1 May 2026
• Rent in advance that was already paid before that date

Yes. The Act does not restrict guarantor requirements. You may continue to request a guarantor for student tenants, provided the requirement is applied fairly and consistently and the guarantor agreement is properly drafted.

The Renters’ Rights Act brings in stronger rules to protect tenants’ health and safety in rented housing. It extends the Decent Homes Standard and Awaab’s Law to the private sector, meaning student houses must now meet higher standards for cleanliness, repairs and safety.

Your student-let property must:

• Be free from serious hazards such as damp, mould, unsafe electrics, or fire risks
• Be in a reasonable state of repair, with things like heating, plumbing, windows, and roofs properly maintained
• Have essential facilities including a usable kitchen, a suitable bathroom, and safe, secure fittings
• Provide adequate warmth and ventilation, so the property is comfortable and not at risk of damp or condensation
• Be kept clean and hygienic in shared areas such as kitchens, bathrooms, and hallways (landlords must provide a clean property at move‑in and maintain the structure and safety; tenants are responsible for day‑to‑day cleanliness)

Yes. The Renters' Rights Act strengthens enforcement, and local housing authorities now have a more direct and proactive role in responding to suspected non‑compliance.

Local authorities have a legal duty to enforce landlord legislation in their area. They may become aware of issues through tenant complaints, inspections, or other intelligence. If they suspect a breach, they are required to take reasonable steps to investigate and establish whether an offence has occurred.

Importantly, authorities are not required to issue informal warnings before taking formal action. Where non‑compliance is confirmed, they may move straight to formal measures such as statutory notices, civil penalties, or prosecution. Their decisions must consider deterrence, tenant welfare and the need for prompt follow‑up.

If the breach cannot be remedied; for example, in cases of illegal eviction, or if earlier steps have not resolved the issue, the authority must issue a civil penalty notice or begin prosecution, provided the evidential threshold is met and action is in the public interest.

Where a civil penalty is proposed, landlords must be given notice and have 28 days to make written representations before a final notice is issued.