Renting to students in 2026: what landlords need to know

Summer has always been peak moving season for students. But this year is a little different. Since the Renters’ Rights Act came into force, the student lettings market has been shaken up, leaving some landlords with unexpected void periods, disrupted income and a lot of questions. Because while most areas of the private rented sector have absorbed the changes, student lets is one of the most impacted areas.

Renters’ Rights Act: the key changes

As of 1 May 2026, assured shorthold tenancies (ASTs) in England were replaced by assured periodic tenancies. That means no fixed terms, greater security for tenants and evictions are only allowed for valid, evidenced reasons. Tenants can now also give two months’ notice to leave, challenge rent increases and request pets.

What’s changed for student lets?

1. Fixed terms are gone

Student lets used to rely on fixed contracts aligned with the academic year. Now, because assured shorthold tenancies (AST) have been abolished, tenancies roll month-to-month, and tenants can leave with two months’ notice. In fact, now it is a breach of Section 16E of the Housing Act 1988 to “purport to let for a fixed term”, and landlords could face a £7,000 if they do so.

Fixed terms once guaranteed a year’s rent and neatly aligned move-outs and move-ins. That certainty has gone. Now, landlords don’t know how long a group will stay. And without Section 21 "no fault" evictions, you can’t be sure the property will be free for summer or the next cohort, unless you meet the narrow criteria for Ground 4A.

2. Section 21 has gone – and Ground 4A is limited

You can no longer evict without reason. You must use a Section 8 notice with a legal justification. A new ground (Ground 4A) allows repossession if you want to re-let to full-time students, but it’s tightly defined and not always easy to use.

You’ll need proof of all tenants’ student status, to provide prior written notice, meet certain timeframes and have a genuine intention to re-let to students. Otherwise, you risk a hefty fine. Bottom line: you can’t assume your property will be available in time for the next academic year.

3. Joint tenancies carry new risks

Previously, joint tenancies gave landlords protection; if one tenant left, the rest covered the rent. Now, if one tenant gives notice, the tenancy can end for everyone. That’s pushed many landlords towards letting rooms individually instead of to student groups. But it comes with trade-offs: more admin and potential council tax costs. Students are exempt, but empty properties aren’t, and some councils even charge a premium on them.

4. Void periods are longer, and harder to predict

With many courses offering more remote ways of working, especially around exam time, and rising cost of living pressures, students are increasingly leaving earlier, often around Easter. But this can result in longer gaps with no income, while regular outgoing costs (council tax, utilities, maintenance) increase. It can also mean landlords need to update their insurance to reflect that the property is unoccupied.

5. You can’t sign tenants as far in advance

Traditionally, landlords secured student tenants months ahead, often advertising properties during the winter terms. Now, if you want to rely on Ground 4A, you can’t sign agreements more than six months in advance. That reduces forward visibility and increases uncertainty. It also means that landlords can no longer rely on upfront rent, which particularly impacts international students without UK guarantors. That shifts more financial risk onto landlords and may influence who you let to, and how.

What happens next for the student lettings market?

The sector is already adapting. Some initial effects of the Renters’ Rights Act include:

• Shorter tenancy cycles, potentially starting earlier in summer.

• Higher rents, with some landlords factoring in expected voids.

• More HMO letting models, but this can come with higher administration costs and stress.

• Landlords exiting the market or switching to renting to professionals.

• Growth in purpose-built student accommodation (PBSA), which sits outside these rules.

Where insurance matters more than ever

With uncertainty comes risk. And that’s where the right insurance earns its keep. A standard landlord policy can protect against things like fire, flood and storm damage, theft or malicious damage and liability claims. But in today’s student lettings market, you may also want to think about:

• Loss of rent cover if your property becomes uninhabitable.

• Unoccupied property cover during longer voids.

• Tenant damage protection.

• Legal expenses for disputes or possession claims.

The rules may have changed, but there are still smart ways to make student lets work. At Howden, we can help you find a tailor-made, flexible policy that can provide cover for risks that are unique to your property. Get in touch with our team to learn more.

Sources: The Independent Landlord, Property Wire, Letting Agent Today

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