Changing how renting works in England

For students, this means stronger rights, safer housing, and clearer rules for both you and your landlord. Over the coming weeks, ministers will outline how the reforms will be rolled out. 

What's changing? 

• Section 21 “No-fault” evictions abolished. Landlords can no longer evict tenants without a valid reason. 

• All new tenancies become “periodic”. Fixed-term contracts are being replaced by rolling monthly agreements. 

• Ground 4A introduced. Will allow landlords to reclaim student properties during summer, but only under strict conditions 

• Decent Homes Standard extended to private rentals. Will improve standards of accommodation 

• Advanced rent payments will be limited to one month. Will reduce the financial burden 

• No Bidding Wars. It will not be permitted for tenants to be encouraged to outbid each other. This will prevent rent inflation and ensure fair access to housing 

• Private Rented Sector Ombudsman established. Will offer a simpler way to raise complaints and resolve disputes 

If you are currently renting 

Most student renters are on an AST (Assured Shorthold Tenancy). AST's will automatically convert to assured periodic tenancies (i.e. rolling monthly) once the relevant parts of the legislation come into force. 

If you are looking to rent for 2025–26 

New contracts will be rolling periodic tenancies meaning you can leave with notice and are not tied to a fixed term. To keep the academic-year cycle, landlords of student properties can reclaim them each summer under Ground 4A if: 

• Tenants are full-time students 

• Written notice is given before the tenancy begins 

• Possession falls between 1 June and 30 September 

• The property will be re-let to students for the following academic year 

Purpose Built Student Accommodation (PBSA) is largely exempt from the core changes.  

• Fixed-term tenancies remain. They are still permitted to offer fixed-term tenancies aligned with the academic year.  

• Exception from rolling tenancies. They can still set clear start and end dates through fixed-term contracts. 

• Section 21 changes have limited effect. They can still end automatically at the agreed date without requiring eviction notices. 

We will keep updating our private accommodation webpages as more information is released regarding implementation.