How do student lets work after the Renters' Rights Act?
Student lets are homes let to students, usually shared houses let for the academic year. Since 1 May 2026 they are assured periodic tenancies like other lets, but landlords of student HMOs can use Ground 4A to regain possession over the summer, with four months' notice, so the property can be re-let for the next year.
Read more in our guide: Selling an HMO portfolio
Ground 4A in brief
| Rule | Position |
|---|---|
| Applies to | Student HMOs, and certain smaller student lets |
| Tenants | Full-time students when the tenancy began |
| Notice | At least 4 months |
| Possession date | Between 1 June and 30 September |
| Pre-warning | Tenants must be told before the tenancy that the ground may be used |
| PBSA | Purpose-built blocks under an approved code sit outside the assured regime |
The student lettings market
Student houses typically let by the room on joint or individual tenancies, with bills often included. Yields can be higher than family lets, but so are management, furnishing, wear and annual void risk. Most student houses are HMOs and need a licence and full fire safety.
What changed in May 2026
Fixed terms ended with the Renters' Rights Act 2025, so students can give two months' notice at any time. To protect the academic year cycle, Ground 4A lets landlords recover qualifying student properties in the summer with four months' notice, as long as tenants were told before the tenancy started. Outside that, possession needs another Section 8 ground.
Risks to watch
- Mid-year departures, now possible on two months' notice.
- Joint tenancy questions where one student leaves and others stay.
- Bills-included rent and energy costs.
- Changes in student numbers and new purpose-built supply in the city.
- An Article 4 direction limiting new HMOs, which supports values of existing ones.
Selling a student portfolio
Student HMOs sell best to specialist investors with a full occupancy record, licences and safety certificates. Timing matters: buyers want to know next year's bookings. Selling with the year let, or in spring once the following year is booked, usually gives the strongest price.
Official Sources and Further Reading
- GOV.UK: Renters' Rights Act 2025 guide for landlords
- GOV.UK: house in multiple occupation licence
- GOV.UK: repossessing your privately rented property after 1 May 2026
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Student lets are homes let to students, usually shared houses let for the academic year. Since 1 May 2026 they are assured periodic tenancies like other lets, but landlords of student HMOs can use Ground 4A to regain possession over the summer, with four months' notice, so the property can be re-let for the next year.
No. All new tenancies are periodic, but Ground 4A gives a route to summer possession for qualifying student lets.
Many landlords still ask for UK guarantors. Under the new rules, rent in advance is limited, so guarantors remain common.
Purpose-built blocks run under a government-approved code are outside the assured tenancy rules, so Ground 4A is mainly for shared houses.
Thinking About Selling Your Portfolio?
Ask for a no-obligation portfolio appraisal, or call us to talk through your options in confidence.