Student lets in England after the Renters' Rights Act

Last updated 27 Oct 2026

In England, a landlord who lets a house in multiple occupation (HMO) to full-time students can take it back for the next student group under Ground 4A. That needs a written statement before the tenancy starts, a possession date between 1 June and 30 September, and four months' notice. Since 1 May 2026 student tenancies are periodic like any other, so without Ground 4A the tenants can stay or leave on two months' notice.

What changed for student lets on 1 May 2026

Fixed terms ended for private assured tenancies in England on 1 May 2026. New section 4A of the Housing Act 1988 makes assured tenancies periodic, with a rent period of no more than a month. The change came into force under SI 2026/421.

That matters for student houses, which used to run on 12-month fixed terms. Students can now give two months' notice at any point, under section 5 of the Protection from Eviction Act 1977. See how much notice a tenant must give.

Ground 4A was added so that student houses can still turn over each summer. It was inserted into Schedule 2 to the Housing Act 1988 by paragraph 10 of Schedule 1 to the Renters' Rights Act 2025.

Ground 4A: the conditions

All of these must be met. Ground 4A is mandatory: if they are proved, the court must order possession.

The home is an HMO, or is in one. GOV.UK's grounds for possession guidance describes an HMO as at least 3 tenants forming more than 1 household.
Every tenant meets the student test when the tenancy is entered into: a full-time student, or someone the landlord reasonably believes will become one during the tenancy. With joint tenants, the test is not met "unless all of those persons meet that test."
A written statement before the tenancy. The landlord gives "a written statement of the landlord's wish to be able to recover possession" on this ground before the tenancy is entered into.
Signed no more than 6 months ahead. The period from the day the tenancy was entered into to the day the tenant could move in must be "six months or less".
The summer window. The date in the section 8 notice must fall between 1 June and 30 September.
Next let is to students. The landlord intends to let the home next to tenants who meet the student test.

GOV.UK's overview for landlords says the ground "does not apply to all student properties, such as purpose built student accommodation". A one- or two-bed flat let to students is not an HMO, so Ground 4A does not cover it.

Ground 4A: notice

The section 8 notice for Ground 4A is four months, under section 8 of the Housing Act 1988. The four months begin on the day you serve it, so serve it at least four months before the date you want in the summer window. Use Form 3A from GOV.UK's assured tenancy forms page.

SI 2026/421 allowed two months instead of four for Ground 4A notices served between 1 May and 30 July 2026. That concession has ended.

Tenancies that began before 1 May 2026

A student tenancy that was already running on 1 May 2026 can only use Ground 4A if the landlord gave the written statement by the end of 31 May 2026. That is paragraph 13 of Schedule 6 to the Renters' Rights Act 2025. For those tenancies, the six-month condition does not apply.

If you missed that date, you cannot use Ground 4A for the current tenancy. Give the written statement before the next tenancy starts.

Halls and purpose-built student accommodation in England

Some student lets are not assured tenancies at all. Paragraph 8 of Schedule 1 to the Housing Act 1988 excludes a tenancy granted to a student of a specified educational institution in either of two cases. One is where a university, college or other specified body grants it. The other is where the landlord's agent or building manager is a member of a specified housing management code.

The code now specified is the ANUK/Unipol Code of Standards for Larger Developments, under SI 2026/327, from 1 May 2026. Those lets are outside the Renters' Rights Act tenancy rules. Ground 4, for a home let by a university or college in the previous 12 months, needs two weeks' notice.

Scotland: student lets and PBSA

In Scotland most student flats are ordinary private residential tenancies. The tenant can leave on 28 days' notice under section 49 of the Private Housing (Tenancies) (Scotland) Act 2016, and the landlord needs one of the eviction grounds. There is no Scottish equivalent of Ground 4A.

Paragraph 5 of Schedule 1 to the 2016 Act says a student let cannot be a private residential tenancy in two cases. One is where a university, college or similar body is the landlord. The other is purpose-built student accommodation (PBSA): planning permission said it "would be used predominantly for housing students" and the landlord is an institutional provider with at least 30 student bedrooms there.

The Scottish Government's PBSA consultation says "PBSA tenancies are not subject to the legislation applicable to PRTs". Section 45 of the Housing (Scotland) Act 2025, in force from 1 April 2026, lets ministers make rules for PBSA students to end their tenancy. No regulations had been made when this page was checked.

Scotland's grounds are in Scotland's private residential tenancy guide.

Wales and Northern Ireland

This page does not cover student lets in Wales or Northern Ireland, which have their own tenancy law. See the Renting Homes (Wales) Act guide and the Northern Ireland guide.

Frequently asked questions

Can I still evict student tenants at the end of the academic year in England? Yes, under Ground 4A, if the home is an HMO let to full-time students and you gave a written statement before the tenancy. The possession date must fall between 1 June and 30 September.

How much notice does Ground 4A need? Four months on a section 8 notice. The two-month concession only covered notices served between 1 May and 30 July 2026.

Does Ground 4A apply to a two-bed student flat? No. The Act requires the home to be an HMO or in one, and GOV.UK describes an HMO as at least 3 tenants from more than 1 household.

My student tenancy started before 1 May 2026. Can I use Ground 4A? Only if you gave the tenants the written statement by the end of 31 May 2026.

Can students leave early now fixed terms have gone? Yes. Their tenancy is periodic, so they can give two months' notice in writing.

Is purpose-built student accommodation covered by the Renters' Rights Act? Not if a university or college lets it, or the landlord's agent or manager is in the ANUK/Unipol code. Those lets are not assured tenancies.

Is a student flat in Scotland a private residential tenancy? Usually yes. Only lets by a university or college, or PBSA from an institutional provider with 30 or more student bedrooms, are excluded.

Keeping the dates straight

Ground 4A turns on dates: when you gave the written statement, when the tenancy was signed and when the notice was served. Letbook is a compliance tracker for landlords that keeps each property's certificates, HMO licence and tenancy dates, with a dated timeline for notes such as when you gave the statement. It does not draft or serve notices. Sign up free.

Sources

Facts checked on 27 October 2026. For England this page relies on the 1 May 2026 commencement of Ground 4A and the periodic tenancy rules by SI 2026/421, and the code specified by SI 2026/327 from 1 May 2026; for Scotland, section 45 of the Housing (Scotland) Act 2025 in force from 1 April 2026 with no regulations yet made. This page is general information, not legal advice.