Renters Rights FAQ

I’ve heard "fixed-term" tenancies are being banned. Does this apply to me?

It depends on where you live. The new law creates two different types of student tenancies:

🟧 If you rent a private house or HMO (off-campus): Yes. Your landlord can no longer offer a "fixed-term" contract (e.g., 12 months). Instead, you will be on a rolling monthly agreement (periodic tenancy). You stay as long as you like, and you can end the tenancy by giving 2 months’ notice. Or until the landlord, wih a legal reason, ends it.

🟧 If you live in University Halls or many Private Halls (PBSA): No. If your provider is part of a government-approved Code of Practice (like the National Code), they are exempt. They can still offer fixed-term contracts (e.g., 40 or 51 weeks) just like before.

Can my private landlord kick me out before the end of my contract?

Generally, no. In a private house, the landlord cannot evict you just because the term is ending. However, to ensure houses are available for the next academic year, the government has introduced a specific rule called Ground 4A.

🟧 This allows a landlord to reclaim the property to let it to new students.

🟧 Important: They must have told you before you signed the contract that they might use this rule, and they must give you at least 4 months’ notice before asking you to leave.

What is a Section "no-fault" eviction?

From 30 April 2026, landlords will no longer be able to evict you using a Section 21 “no‑fault” notice. If a valid Section 21 notice was given before 1 May 2026, your tenancy will stay under the old rules for a short period—either until six months after the notice ends or until 31 July 2026, whichever comes first.

After Section 21 is removed, your landlord can only evict you if they have a proper legal reason and can prove it in court.

I want to leave my private house early. Can I?

Yes. Under the new rules for private rentals, you can end your tenancy at any time by giving your landlord 2 months’ notice. You do not need to wait until the end of the academic year, provided you follow the notice procedure properly.

🟧 Note: This flexibility does usually NOT apply to Halls/PBSA if they are exempt fixed-term contracts.

Can my landlord ask for 6 or 12 months' rent upfront?

No. From 1 May 2026, private landlords are legally banned from asking for or accepting more than 1 month’s rent in advance. This applies even if you do not have a UK guarantor.

My landlord wants to increase the rent halfway through the year. Is that allowed?

No. Private landlords can only increase the rent once per year. They must use a specific official form (Section 13 notice) and give you at least 2 months' notice of the increase. If you think the increase is unfair (above market rate), you can challenge it at a Tribunal.

Why is my rent more than the current tenant's rent?

Landlords can charge new tenants more than the previous tenants, this rule only aplies to increases during a tenancy.

What happens if I want to end my tenancy?

You can leave at any time by giving at least two months’ written notice and moving out before the notice ends.

If you share a tenancy with others and one person gives notice, it ends the tenancy for everyone. If someone wants to move out, talk to your housemates and landlord early—there may be options such as replacing the tenant and signing a new agreement.

Are bidding wars banned?

Yes, bidding wars are banned.

What if an agent asks me to offer more?

Say "My understanding is that asking tenants to offer more than the listed rent is prohibited under the Renters’ Rights Act. Could you please confirm the advertised rent is the final price?"

Can I quest to keep a pet?

From 1 May 2026, renters in England can ask to keep a pet, and landlords can’t say no unless they have a good reason. You must already be a tenant for the rules to apply. To make a request, you just need to write to your landlord with details about the pet. The landlord then has up to 28 days (sometimes a bit longer if they ask for more information) to reply in writing. They will look at things like the type of pet, its size, training, vaccinations, and whether it’s suitable for the home—especially if you live in shared student housing.

Before asking, think carefully about whether you can afford and care for a pet long‑term. Landlords can refuse if it’s reasonable—for example, if the property isn’t suitable or housemates might be affected. If your request is refused, you can try to discuss it, look for another place, or (in future) take the case to the new Private Rented Sector Ombudsman. You don’t have to buy special insurance, but it may help, as you’ll be responsible for paying for any damage.

What happens if my landlord breaks the rules?

Councils now have stronger powers to act against bad landlords.

You may be able to claim a rent repayment order, which could give you back some or all of the rent you paid.

Do these rules apply to my exisiting tenancy?

It depends on when you signed it:

🟧 Signed before the Act starts - your old contract terms may still apply for now.

🟧 Signed after the Act starts -the new rules apply.

Always ask your landlord or agent which rules apply to your tenancy.