Renters' Rights webinar: Student tenancies – what you need to know

Hundreds of you joined our latest Renters' Rights Act webinar focussing on the impact of the new legislation on student lets.

Student landlords will be among those hardest hit by the changes being introduced, with the 1st May 2026 implementation date bringing an end to fixed term tenancies, Section 21 notices, and rent in advance arrangements. 

The session was hosted by an expert panel including our head of policy, James Wood, Hannah Kenyon, a training and development officer here at the association and Bruce Evans, chief commercial officer at RentGuarantor, the webinar sponsor.  

Three crucial dates emerged from the session:

• 30th April 2026: as your last day to sign an Assured Shorthold Tenancy (AST) or agree rent in advance.
• 1st May 2026: after which the new rules apply to almost all student tenancies.
• 31st May 2026: the deadline for serving mandatory information outlining the new rules to existing tenants. 

The webinar also featured a live Q&A session, with key questions emerging on everything from notice periods to guarantors – with many focussing on how and when landlords should serve notice ahead of the next academic year to ensure they can offer homes to students in the next academic year.

Here we share some of those - along with the advice from our team of experts.

Frequently Asked Questions

Q: The new legislation takes effect on 1st May. We have to give four months’ notice to our current tenants, so this takes us to 1st September. However, we already have a tenancy agreement in place with new tenants commencing on 1st July. How will this work in practice? Can we give four months’ notice on 1st March even though the RRA will not be in force? 

A: If the current tenancy is set to end before 31st July, we would recommend you serve a section 21 notice before the 1st May. Otherwise, you'd have to wait until 1st May before you could potentially give four months’ notice, using ground 4a, the new student possession ground available to landlords with HMOs.

Q: Can a landlord insist on a guarantor? 

A: Yes, you can insist on a guarantor, but you cannot insist on who that guarantor is. Tenants must have options and choice. If they have friends or family willing to act as guarantor and you've accepted this previously with no reasonable reason to change, you should still accept it. However, you can specify which professional guarantors you're willing to work with. 

Q: Can a professional guarantor act as guarantor for just one tenant in a joint tenancy? 

A: Yes. RentGuarantor, for example, will act as guarantor for individual tenants within a joint tenancy, paying arrears only for that specific tenant rather than covering rent for all tenants in the property. 

Q: How early can you set up a tenancy agreement for the next academic year? 

A: Tenancies you agree before 1st May can be agreed more than six months ahead of the tenants moving in. From 1st May 2026, though you won't be able to agree a tenancy more than six months ahead of the tenant's move-in date if you want to be able to use Ground 4a.

While you wait to agree to enter into the tenancy, you could do things like set up waiting lists so prospective tenants can register interest,  or negotiate the terms of the tenancy agreement before you sign the contract. However, you cannot agree to enter into the tenancy agreement more than six months before the move-in date. If you do agree the tenancy more than six  months before the move-in date, you'll lose access to the student possession ground. 

Q: Are there restrictions on using professional guarantors for international students? 

A: No. Professional guarantors – like RentGuarantor – cover all students, including international students and those who previously would have paid rent in advance. This makes professional guarantors particularly valuable given the new restrictions on accepting rent in advance under the Act.  

Q: What constitutes "executing" a tenancy? 

A: Typically, it's when everybody has signed it, dated it, and confirmed they want it to come into force. However, be careful with email communications – if you've emailed tenants saying "yes, I'm happy to go ahead with the tenancy" and they've agreed, this could also constitute execution. Make sure tenants are aware the tenancy won't be formally agreed until you've signed the physical agreement. 

Next steps

The webinar was the latest in our fortnightly series explaining and preparing you for the Renters' Rights Act. The next webinar will discuss pets in rental properties and will be held on 21st January. For more information, and to book, click here. A further webinar on 4th February will examine HMO-specific requirements under the new Act – click here to register. 

More information

Use the NRLA's Renters' Rights Navigator to get a personalised checklist for your properties, and check our enforcement guidance page for detailed breakdowns of civil penalties and their starting points.   

We have a student letting page with downloadable templates and answers to many questions about student lets here. 

To access  frequently asked questions about the legislation, click here.    

To visit our Renters’ Rights Hub, packed with information and resources to help you manage the transition, click here.   

The NRLA’s award-winning training academy runs a comprehensive Renters' Rights Act training offer. Click here to book your place. 

RentGuarantor is an NRLA recognised supplier and offers a professional guarantor service for tenants who don't have friends or family who can act in this capacity. For more on the services they provide, click here.