What the Renters’ Rights Act means for university students

Commercial property paralegal Tramy Cheung explores the new law

The Renters’ Rights Act will come into force next month (1 May), and this is the most significant renting reform in decades, such as abolishing no-fault evictions under Section 21 of the Housing Act 1988, ending fixed-term tenancies so that tenants can exit the lease anytime with two months’ notice, and ruling that requiring rent payable in advance is unlawful. Then, how might this Act impact university students?

University-owned accommodation

Given that those properties let by educational institutions were already outside the assured tenancy regime, this Act would not apply to them. In other words, university accommodation can continue to provide fixed-term contracts and use existing grounds (e.g., Section 21) to recover possession.

Private-rented properties: HMO, shared house and flats

a) Fixed term to periodic term tenancies

Nonetheless, the Act will have a significant impact on students who rent privately. As mentioned above, fixed-term tenancies will be replaced by periodic tenancies. Under the previous mechanism, students typically entered into fixed 10 to 12-month contracts.

In contrast, under the Renters’ Rights Act 2025, tenancies are open-ended and continue until terminated by notice or court order. Students may leave at any time by giving two months’ notice. This is particularly beneficial for them where circumstances change, such as withdrawing from a course, experiencing difficulties with housemates, or finding that the property does not meet expectations. Also, students are not required to pay rent over the summer, which provides greater flexibility and financial protection. However, this may reduce the attractiveness of student letting for private landlords, given the increased uncertainty around contractual period and turnover. In an already competitive rental market, this could further limit the supply of student housing.

b) Ban on no-fault evictions

Furthermore, the abolition of section 21 represents another key reform. Under the previous regime, landlords could recover possession without the tenant’s fault, creating a degree of uncertainty and insecurity. However, from 1 May 2026, landlords must rely on statutory grounds for possession. This strengthens tenant protection by ensuring that evictions are subject to legal scrutiny and must be justified, thereby reducing the risk of arbitrary eviction.

Despite this, landlords may be reluctant to let to students or may introduce stricter reference and background checks to protect their properties. This could make it harder for students to secure housing.

c) Abolishment of upfront payments and rent increases

Finally, the Act bans the practice of requiring rent to be paid in advance. In other words, landlords cannot request annual or quarterly rent upfront. For students, especially international students and those from lower-income backgrounds, this is a significant improvement in affordability.

The Act also introduces a statutory framework for rent increases. Landlords can increase rent once a year to the market rate by serving a section 13 notice, giving at least two months’ notice. If a tenant believes the increase is above the market rate, they can challenge it at the First-tier Tribunal, which will decide the appropriate rent. This provides students with protection against excessive increases and a clear route to challenge them.

However, these benefits might be offset. Landlords may increase monthly rents and adopt stricter tenant selection criteria, favouring applicants such as full-time employees with stable income to mitigate risks. This could disadvantage students without guarantors or those with less stable finances.

Conclusion

In summary, the Renters’ Rights Act 2025 provides stronger legal protection and greater flexibility, addressing many of the shortcomings of the previous system. However, it also introduces new uncertainties and risks in regard to housing supply and affordability.

The overall impact of the Act is therefore mixed. Policymakers may need to monitor these developments closely and consider further intervention to ensure that the reforms deliver meaningful benefits for all students.

Tramy Cheung is a commercial property paralegal and an aspiring solicitor, with strong interests in real estate and immigration law and general commercial law.