Houses in Multiple Occupation

Most student houses are House in Multiple Occupancy (HMOs). It's the legal name for a house where 3 or more unrelated people share facilities like kitchens and bathrooms.

For students in (HMOs), the Act replaces fixed-term tenancies with rolling, periodic contracts but introduces a specific 'Ground 4A' to allow landlords to regain possession at the end of the academic year. Here are the specific changes for students in HMOs from 1 May 2026:

1. Tenancy Structure: Move to Periodic (Rolling) Contracts 

• End of Fixed Terms: Existing and new fixed-term Assured Shorthold Tenancies (ASTs) will convert to Assured Periodic Tenancies (APTs).
• Rolling Basis: Tenancies will run on a weekly or monthly basis without a fixed end date, meaning students are not locked in for a full year.
• Tenant Flexibility: Students can terminate their tenancy at any time by serving at least two months' notice.
• Joint Tenancy: In a joint contract, one tenant can serve notice to end the tenancy for everyone in the house. 



 

2. New Possession Ground 4A (End of Year Vacating)

To manage the academic cycle, landlords of student HMOs can use a new mandatory possession ground, Ground 4A, to regain possession for a new cohort of students. 

• Conditions: It applies only to HMOs (properties with 3+ occupants) rented to full-time students.
• Notice Period: Landlords must give four months' notice.
• Timing: The notice must specify a date for leaving between 1 June and 30 September.
• Requirements: The landlord must have provided a written statement at the start of the tenancy (or by 31 May 2026 for existing tenancies) stating they intend to use Ground 4A.
• Exclusion: Ground 4A cannot be used if the tenancy was signed more than 6 months before the tenancy start date.



 

3. Financial and Other Changes

• Ban on Large Rent in Advance: Landlords cannot demand large, multi-month upfront payments (e.g., a whole year's rent). Only up to one month's rent can be required in advance.
• Rent Increases: Rent can only be increased once per year with two months' notice.
• No-Fault Evictions Ban: Section 21 "no-fault" evictions are abolished. Now landlords can only evict you if they have a valid legal reason which must be proven in court.
• Pets: Tenants have the right to request a pet which landlords cannot unreasonably refuse.