The Renters’ Rights Act 2025 generally exempts Purpose-Built Student Accommodation (PBSA) operated by approved providers from the shift to periodic tenancies. These providers can continue using fixed-term contracts to align with academic years. However, the rules for students in PBSA differ depending on whether the provider is registered with a government-approved code of practice.
IMPORTANT - there are transitional rules for tenancies signed before 1 May 2026 for the 2025/26 academic year (see below).
What is PBSA?
Purpose-Built Student Accommodation (PBSA) refers to housing specifically designed and constructed for university students offering modern amenities like gyms and managed professionally. Examples are those managed by private providers such as Unite and Canvas.
What are the main changes for students in PBSAs?
PBSA providers who are members of the ANUK/Unipol National Code will be exempt from the main tenancy reforms of the Act. New tenancies signed after 1 May 2026 can continue to be fixed-term aligned with the academic year and be considered common law tenancies. The Code will be really important. It will give students the right to terminate their contracts in certain circumstances and it will also give the right to make complaints.
What are the transitional rules?
Tenancies signed before 1 May 2026 for the 2025/26 academic year are affected by the following transitional rules:
- Automatic Conversion to Periodic: On 1 May 2026, existing Assured Shorthold Tenancies (ASTs) in PBSA will automatically convert into Assured Periodic Tenancies (APTs).
- No Fixed Terms: Converted tenancies will become rolling monthly contracts, meaning the fixed-term, academic-year nature of the contract is lost.
- Tenant Notice Period: Tenants can terminate their tenancy with at least 2 months' notice.
- Information Requirement: Landlords must provide tenants with a Government-issued "Information Sheet" on or before 31 May 2026.
How about Non-Exempt Accommodation?
PBSA providers not in the ANUK/Unipol Code lose their exemption meaning they must move from fixed-term to assured periodic tenancies from 1st May 2026. Tenants gain the ability to give notice to end the agreement.
How do I check if a PSBA provider is a member of the Code?
- Search by Member: The National Code member directory allows you to search by the management company name.
- Search by Property: The National Code list of developments also allows searching by location which makes it easier to see if the specific development/building where you are living is covered.
- Look for Branding: Accredited providers often display the National Code logo on their websites or in marketing materials.
- Verify with Unipol: If still unsure, you can contact Unipol to ask them.