Renters' Rights: Two month notice period extended for student landlords

Landlords of student HMOs are being given special dispensation to use a two month-notice period AFTER the Renters’ Rights Act is introduced, it has been revealed today.

Student landlords, who signed the tenancy before 1st May 2026, will be allowed to serve two-months’ notice when asking tenants to leave under ground 4a (the student possession ground) between 1st May and 31st July this year.

This will ensure properties are available for the new cohort of students starting the new academic year this autumn, and reflects calls we made of Government ahead of the Act’s passage through Parliament.

This shorter notice period for the student possession ground is time limited.

You will only be able to ask for possession between 1st June and 30th September and after 31st July you will need to give a minimum of four months’ notice if you want to use the ground.

How will the new rules work?

Under the Renters’ Rights Act if you’re a student landlord with a HMO you can use ground 4A (the student possession ground) to repossess your property, provided you give prior notice to your tenants in writing.

The standard notice period is four months but, under the changes announced today, student landlords on an existing tenancy will be able to serve two months’ notice until 31st July this year to ensure a smooth transition period.

How do I end my existing tenancy ahead of the 2026/27 academic year?

With a new set of students coming in for the next academic year, you will need to be sure your property is empty when they are ready to move in. This may require you to serve an appropriate possession notice if your tenants haven't confirmed they are leaving

The type of possession notice to serve will depend on when your existing contracts ends.

If the current fixed terms ends on or before 30th July:

It will usually be best to serve a Section 21 notice to expire on the last day of your current fixed term. This notice must be served before 1st May 2026. Once served, provided the notice is valid, the tenancy will continue as an assured shorthold tenancy and remain a fixed-term tenancy until the end of the Section 21 notice. If the tenants do not move out, you must apply to court for possession by 31 July 2026 or the notice will expire and the tenancy will become an assured periodic tenancy. 

NOTE: This notice can be served whether your tenancy is a HMO or not.

If the current fixed-term ends on or after 31st July:

If your property is a HMO and it is let to students, then you can serve a Section 8 notice and include the new student possession ground (4A) from 1st May. The ground should be included in a Section 8 notice and given to all tenants. The format of this notice is prescribed by the Government and the version you will need to use will be available on the gov.uk site from 1st May.

NOTE: If your property is not a HMO, then you will not have access to Ground 4A, and there is no specific ground you can use to end the tenancy. You should probably not finalise any tenancy agreement for the next academic year until you are certain that your current tenants are leaving the property.

What do I need to give my tenants?

As well as informing your student tenants in writing that you may want to use ground 4a before you serve the notice, you will need to send a government-published document informing them of the changes coming in under Renters’ Rights or face potential fines. 

This document will be published by the Government next month and must be sent to your tenants by 31st May.

Where can I access the documents?

You will be able to download a full information pack for your tenants, containing both these documents, for free from our website as soon as the government leaflet has been published.

Positive move

Ben Beadle, NRLA chief executive said: “It is positive that the Government has taken on board our pragmatic concerns about the workability of a key aspect of the Act.

“There was a very real prospect that tens of thousands of students could have been denied access to the housing they need from September as landlords would have been unable to regain possession of properties in time.

“The guidance issued today provides welcome clarity that will avoid such chaos.”

More information

• The full Government guidance can be accessed here.
• For more detail on how the Renters' Right Act will impact the student market visit our dedicated student lettings pages here.
• New assured periodic tenancy agreements, that can be used for tenancies signed on or after 1st May, are now available to download for free from our website.   These include a dedicated contract for use by student landlords.
• To visit our Renters' Rights Hub, packed with information and resources to help you manage the transition, click here.  
• We have also developed an exclusive Navigator tool, offering you your personalised "to-do list” tailored to your needs, which can be accessed here.   
• Our award-winning training academy runs a comprehensive Renters' Rights Act training offer. Click here to book your place. 
• We also run a fortnightly webinar programme for members focussing on different aspects of the Act. For more information visit our events pages.