The Renters' Rights Act 2025 brings the biggest shake-up to private renting in England in almost 40 years
IMPORTANT Your rights will change on 1st May 2026 and includes some tenancies already entered into before the bill becomes law
The new Act will abolish 'no-fault' evictions, end fixed term tenancies, limit rent increases and cap rent in advance. Renters also gain rights to protection from discrimination and a ban on rent increases more than once a year.
It introduces significant changes to the private-rented sector in England, directly impacting existing tenancies in the current 2025/2026 academic year as well as future tenancies. Although the changes are mainly positive, they create a complex system for students where your rights depend on what type of accommodation you live in.
Different rules depending on type of accommodation
The changes will apply to most properties in the private rented sector, except where you share accommodation with your landlord. If renting a house or flat from a private landlord your rights will depend on which of these scenarios applies to you:
- Living in a house with 3 or more unrelated students (called an "HMO" - House in Multiple Occupancy). Details on the main changes for HMO tenants is here.
- Living in a smaller flat with 1-2 people (not an HMO). All the main HMO changes apply apart from the new mandatory possession ground Ground 4A which does not. Details on the main changes are here.
They will not apply to some student accommodation including:
- Accommodation which is rented directly from the University, i.e. University Locks. This is because students living in halls usually have licence agreements.
- Private halls aka 'Purpose-Built Student Accommodation (PBSA)' which is covered by the ANUK/Unipol Code. There is more information on PBSA accommodation here including how to check if it is covered by the approved code of practice.
Further Information
It's important to note that the Renters' Rights Act is being phased in with many changes starting on 1 May 2026. For the most up-to-date information or if you have any questions it is best to contactto the Advice Team.
The government have published a comprehensive Guide to the Renters' Rights Act.