What is changing for student renters in 2026?

From 1 May 2026, the new Renters’ Rights Act will change how most private student tenancies work in England. The biggest changes affect evictions, rent increases, rent in advance, notice periods and pets. If you rent privately on an assured shorthold tenancy (AST), these changes are likely to apply to you.

Here’s what you need to know.

Can my landlord still evict me without a reason?

No.

Before 1 May 2026, landlords could use a “Section 21” notice to evict tenants without giving a reason. From 1 May 2026, this will end. Your landlord will need a legal reason to evict you using a Section 8 notice. This gives renters more security in their homes.

Can my landlord ask for more than one month’s rent upfront?

No. Currently, there is no legal limit on how much rent a landlord can ask for in advance. From 1 May 2026, landlords can only ask for one month’s rent in advance.

(Purpose Built Student Accommodation may be treated differently.)

Can my landlord increase my rent at any time?

No. Under the new rules, your landlord can only increase your rent once per year and must give you at least two months’ notice. This gives you more time to budget and plan.

Are fixed-term tenancies being removed?

Yes.

Fixed-term assured shorthold tenancies will move to periodic tenancies. This means you won’t be locked into a long fixed term in the same way and can leave more flexibly by giving notice.

Your landlord can still request you to vacate the property over the summer under grounds 4a, but they must make their intent to do so clear when signing the contract. They must also give you 4 months' notice to leave the property and can eviction would occur between June and September only.

How much notice do I need to give to leave?

From 1 May 2026, you will need to give at least two months’ notice to end a periodic tenancy. Currently, many periodic tenancies only require one month’s notice - so this is an important change to be aware of.

Can my landlord refuse to let me have a pet?

They can no longer refuse without a reason. You will have the right to request permission to keep a pet, and your landlord can only say no if they have a good reason.

Does this apply to all student housing?

These changes affect most private tenants with an assured shorthold tenancy. Purpose Built Student Accommodation (PBSA) may be treated differently in some areas, particularly around notice and rent in advance. If you’re not sure what type of tenancy you have, we can help you check.

Need help understanding what this means for you?

Book a free, confidential appointment with the Guild Advice team.

Where can I find out more information?

Further information can be found on the housing charity Shelter’s website or Unipol’s website, a national not-for-profit housing specialist.