The Renters’ Rights Act: Student FAQs

No. The Act ends no-fault evictions, so your landlord must use a valid legal ground. All legal grounds for eviction can be found on the UK Government webpage here.

Yes, but only if everyone in the property is a full-time student. In that case, landlords can use student-specific possession Ground 4A.

Ground 4A only applies if you live in a House in Multiple Occupation (HMO). Your home counts as a HMO if:

• At least three tenants live there, who are not from one household (e.g. a family)
• You share a toilet, bathroom or kitchen

If everyone in the property is a full‑time student, your landlord may use Ground 4A to end the tenancy between 1 June and 30 September so the house can be re‑let to a new group of students for the next academic year.

No. Retaliatory evictions are banned, and reporting repairs cannot be used as a reason to evict you.

Yes, for most private rentals.

Tenancies are now open-ended, meaning they continue until you give notice or your landlord uses a valid ground of eviction. However, if you live in a home of all full-time students, your landlord can use student-specific possession Ground 4A.

If everyone in the property is a full‑time student, your landlord may use Ground 4A to end the tenancy between 1 June and 30 September so the house can be re‑let to a new group of students for the next academic year.

Ground 4A only applies if you live in a House in Multiple Occupation (HMO). Your home counts as a HMO if:

• At least three tenants live there, who are not from one household (e.g. a family)
• You share a toilet, bathroom or kitchen

University‑owned accommodation and most Purpose‑Built Student Accommodation (PBSA) are exempt from the new tenancy rules, as long as the provider is signed up to an approved code such as the ANUK/Unipol National Code or the UUK Code of Practice.

This means:

• They can continue using fixed‑term student contracts
• They remain outside the rolling-tenancy system that applies to private rented homes
• They follow their own possession processes rather than the Act’s grounds, including not using student‑specific grounds like Ground 4A.

Tenants must give two months’ written notice if they would like to vacate the property.

In a joint tenancy, one person giving notice can end the tenancy for everyone. Remaining tenants have no automatic right to stay unless the landlord grants a new tenancy.

If one tenant wishes to give notice, you may want to consider asking your landlord whether they will agree to:

• A new tenancy for the remaining tenants
• A replacement tenant joining the tenancy
• Agreeing in writing with the landlord to end the tenancy early and start a new one

Any change to the tenancy must be agreed by the landlord.

Yes, but it’s not a legal requirement.

Some students do not have access to a UK guarantor. To make this easier, the University of Birmingham has partnered with Housing Hand.

Housing Hand can act as a UK guarantor, for a fee, based on your rent amount. You can apply through the University of Birmingham’s affiliate link.

Rent can only be increased once every 12 months and cannot be raised within the first year of tenancy. Your landlord must give you written notice at least two months before the proposed increase is due to take place.

You can challenge increases if you think they are above market rate through the UK Government’s First-tier Tribunal (Property Chamber).

Under the Renters’ Rights Act 2025, a landlord cannot ask for, encourage, or accept rent in advance until after the tenancy agreement has been signed.

Before you sign the contract — They cannot ask you to pay rent in advance. They can still ask for a tenancy deposit. This is a separate payment that covers things like damage or unpaid rent at the end of the tenancy.

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

Once you’ve moved in — You only have to pay rent on the date stated in your contract. A landlord cannot require you to pay earlier than that.

These rules don’t apply to:

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

The Renters’ Rights Act brings in stronger rules to protect your 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 home 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 (Your landlord must provide a clean property at move‑in and maintain the structure and safety; tenants are responsible for day‑to‑day cleanliness)

If you believe your rented home is not up to the required standard, you can raise this with your landlord or letting agent. If they don’t act, you can contact your local council’s Private Housing team, who can contact your landlord and take enforcement action if necessary.

Tenants residing in Birmingham can refer to the city council’s Housing Advice page for next steps and key contacts.

UK law provides tenants with clear protections when essential repairs or maintenance issues are not addressed.

As a precaution, always report maintenance issues to your landlord in writing and keep a record of anything you’ve already reported.

If your landlord or letting agent has failed to take action to resolve the issue within a reasonable timeframe, you can escalate it to your local council who can contact your landlord and take enforcement action if necessary.

Tenants residing in Birmingham can refer to the city council’s Housing Advice webpage for next steps and key contacts.

You have the right to request a pet, and landlords must consider the request reasonably rather than refusing automatically.

In a joint tenancy, one person giving notice can end the tenancy for everyone. Remaining tenants have no automatic right to stay unless the landlord grants a new tenancy.

If one tenant wishes to give notice, you may want to consider asking your landlord whether they will agree to:

• A new tenancy for the remaining tenants
• A replacement tenant joining the tenancy
• Agreeing in writing with the landlord to end the tenancy early and start a new one

Any change to the tenancy must be agreed by the landlord.

Even if you live with only one person who isn’t a full‑time student, your home is not treated as a student property for eviction purposes. This means your landlord cannot use Ground 4A (the student‑only end‑of‑year ground). Instead, they must rely on the standard eviction grounds that apply to all private rented homes.

More detail on the Grounds for possession can be found on the UK Government’s guidance webpage.