For many landlords, student properties have always followed a familiar pattern. Tenants move in around September, stay for the academic year and leave in time for a new group of students to move in the following autumn.
The Renters’ Rights Act 2025 has changed that approach. If you own a student rental property, it is important to understand how the new rules could affect your tenancy, your ability to regain possession and the way you plan for future academic years.
Here are the key points to be aware of as the 2026/27 academic year gets underway.
Your student tenancy may no longer have a fixed end date
If your property is let under an assured tenancy, the tenancy will generally now be periodic rather than fixed-term.
This means it will not automatically end when the academic year finishes. Your tenant can give notice to leave, while you will need to rely on an appropriate possession ground if you need the property back.
For landlords, this can make the traditional student letting cycle less predictable. A student could leave after completing their course, but they could also decide to leave earlier, potentially creating a void at a time when finding a replacement tenant may be more difficult.
If you have a joint tenancy, notice from one tenant will usually bring the tenancy to an end for everyone. Tenant swaps can still be agreed where you, the outgoing tenant, incoming tenant and any remaining tenants all consent.
Ground 4A could help protect your annual student letting cycle
Ground 4A is a mandatory possession ground specifically designed to support qualifying student HMOs.
It can allow you to regain possession so that the property can be offered to a new group of full-time students for the following academic year. However, you cannot automatically rely on Ground 4A simply because your property is occupied by students.
The property must qualify as an HMO and be let to full-time students, and you must intend to let it to another group of full-time students. You must also have given your tenants written notice, before the tenancy began, explaining that Ground 4A could potentially be used.
There is also a restriction on when the tenancy can be agreed: it must not have been agreed more than six months before it starts.
If you have a joint tenancy, the student status of all tenants is also important. Individual room lets have their own requirements.
The key message is to check that your tenancy meets the Ground 4A requirements before it starts. It is not something that can simply be added later when you decide you need possession.
What does Ground 4A mean for summer 2027?
The temporary arrangements introduced during 2026 have now ended.
Going forward, the standard Ground 4A rules apply. You must give your tenants at least four months' notice, and the date you require possession must fall between 1 June and 30 September.
For example, if you need your property back on 1 June 2027, the notice must be served by 1 February 2027.
Missing the relevant deadline could affect your ability to regain possession in time for the next academic year, so it is worth putting key dates in your calendar well in advance.
Be careful when requesting rent in advance
The new rules also change how landlords can deal with upfront rent.
You cannot require or accept rent before the tenancy agreement has been entered into. Once the agreement has been signed, you can require up to one month's rent before the tenancy begins.
A tenant can voluntarily choose to make further payments during the tenancy, but paying additional rent upfront cannot be made a condition of securing the property. This is particularly important if you regularly let to international students who do not have a UK-based guarantor and have previously offered several months' rent in advance.
Rather than relying on upfront rent as a solution, consider whether an appropriate guarantor service or insurance product could provide an alternative. Make sure any requirements you introduce are lawful and do not unfairly prevent suitable tenants from renting your property.
What should you do now?
If you own a HMO, now is a good time to review your arrangements before planning for the next changeover.
- Check your tenancy agreements, make sure you understand whether Ground 4A applies and confirm that the necessary notice was provided at the start of the tenancy.
- Diary your deadlines for summer 2027 and work backwards from the date you want to regain possession.
- Review your letting process, particularly if you regularly rely on guarantors or rent in advance.
- Most importantly, don't assume that your student property will automatically return to you at the end of the academic year.
The new rules mean that successful student letting requires more forward planning. By understanding the requirements now, you can reduce the risk of unexpected voids and put yourself in a stronger position when preparing your property for the next generation of students.
Are you of what you need t do with your student HMO? Contact our team today:
interlet@interlet.com
02077956525
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