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 Renters Rights 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 is summary of the main changes now in place for students living in HMOs:

 

1. Move to Periodic Contracts 

  • End of Fixed Terms: Both existing and new tenancies are now 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: You can terminate their tenancy at any time by serving at least two months' notice. Make sure you give notice in the correct way (in writing) and for the correct period (linked to a rental period). Here's a more detailed guide to giving notice.
  • Joint Tenancy: In a joint contract, one tenant can serve notice to end the tenancy for everyone in the house. 

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2. New Possession Ground 4A

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

  • Conditions: It applies only to HMOs 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.

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3. Financial and Other Changes

  • Ban on Large Rent in Advance: Landlords cannot demand large, 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.