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If you heard talk earlier this year about big changes to renting, they are happening – and soon! On 1 May 2026, the Renters’ Rights Act 2025 comes into force. This legislation transforms the private rented sector and significantly strengthens tenants’ rights and protections.

The Act introduces a range of reforms. This guide focuses on five key changes that students need to know. From a new standard tenancy, exceptions for certain types of student tenancies, new rules for rent in advance and rent increases, changes to giving notice, and rights to renting with pets, these are key ‘need to knows’ for young adult tenants in the private rented sector.

It’s always good to get advice before signing a tenancy agreement, and now it’s even more important to do so!

1. No more fixed term tenancies – with important changes to giving notice

In a major change to the private rented sector, the standard fixed-term Assured Shorthold Tenancies (ASTs) will be abolished. At the moment, your tenancy probably lasts six or twelve months (commonly September to September).

From 1 May 2026, these become Assured Periodic Tenancies (APTs) with no fixed term. To end a new APT tenancy, you simply need to give your landlord two months’ notice.

If you currently have a fixed-term tenancy, on the 1 May, you will no longer be bound to stay until the end of that fixed term. If you begin renting after this date, you will sign an APT from the start.

A couple of examples:

-          If you go home over the summer and don’t want to pay rent for months when you aren’t living in the property, an APT allows you to give two months’ notice and leave.

-          If you rent with friends under a joint tenancy, the whole tenancy automatically ends if any one person gives notice. If the rest of you want to remain in the property, you will need to negotiate a new tenancy agreement with the landlord.

Always make sure you understand how you can give notice on your tenancy agreement and seek advice if you are unsure.

See Unipol’s information on giving notice for both joint and individual tenancies.

1. University-owned & Purpose-Built Student Accommodation

The new APTs do not apply to all types of student accommodation. Fixed-term tenancies can still be given by university-owned halls and purpose-built student accommodation. These types of accommodation are granted by the university or another recognised body, specifically for students during their studies.

Always make sure you read your contract carefully, as the rules for student accommodation differ from those in the private rented sector.

See Unipol’s information on Students in private sector purpose-built accommodation.

1. Only one month’s rent in advance – and new rules on rent increases

Landlords will no longer be permitted to ask for more than one month’s rent in advance. This restriction applies even where a landlord is trying to avoid using a guarantor or seeking additional security.

International students should be aware that landlords cannot require several months’ rent upfront.

Rent can only be increased once every 12 months and only with at least two months’ notice. Tenants will also have the right to challenge increases that are above market rent. A good way to judge market rent is by comparing with similar nearby properties.

See Unipol’s information on rent payments after the Act comes into effect.

1. How your landlord can give you notice to leave

Until May 2026, landlords can evict tenants without giving a reason using Section 21 notice. From 1 May, Section 21 notices are abolished. Instead, landlords must rely on new statutory grounds, such as needing to sell the property or moving in themselves. These grounds cannot be used within the first 12 months of the tenancy, which is known as the protected period. However, eviction for issues like rent arrears or anti-social behaviour can still occur.

One of the new grounds, Ground 4A, allows a landlord to take possession of a property rented by students during the summer months. To use Ground 4A, certain conditions must be met.

If you live with at least three other students and want to stay in the property for more than one academic year, you should tell the landlord or letting agent. Ask for a clause confirming the agreed length of stay so that Ground 4A cannot be used unexpectedly.

See Unipol’s information on the abolition of Section 21 notices.

See Shelter’s advice on eviction notices for student tenancies.

1. Renting with pets – added protection for tenants

The Act introduces new protections for tenants with pets. Landlords must not unreasonably refuse a request to keep a pet. Further guidance will be published, but tenants will have the right to challenge unfair refusals.

See Unipol’s information on your rights to request a pet.

Advice and further information

The Act contains many more changes affecting private renters. As a student, or someone who likes to keep up with policy developments, we hope this guide gives you key information about your new rights.

If you have any questions about the Renters’ Rights Act or your tenancy agreement, Sussex students can contact Sussex University’s Housing Advice Team or the Sussex Students’ Union Housing Advisors.

For more housing information, visit these sites:

• Unipol – Renters’ Rights Act 2025 – Guide for Students – Unipol is a non-for-profit student housing charity which offers a wide range of advice and support.
• Government Guide to the Renters’ Rights Act – A guide to the Renters’ Rights Act by the Ministry of Housing, Communities & Local Government.
• Shelter England – Detailed guidance for private renters, including videos and tables about the new Act.

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