The Renters' Rights Act

A new law called the Renters’ Rights Act came into force on 1 May 2026. It changes how private renting works in England and gives you stronger rights as a tenant.

These changes may affect how you find housing, sign your contract and plan your tenancy. If you were already renting when the law came in, most of these protections will still apply to you.

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What is the Renters' Rights Act?

The Renters’ Rights Act is a major new law that changes the way renting works in England. Its main goal is to make renting fairer, safer, and more flexible for tenants.

Key points of the Act:

Most tenancies are now rolling (open-ended) instead of fixed-term.
No-fault evictions (Section 21) are abolished - landlords need a legal reason to ask you to leave.
Rent increases are more controlled, usually once per year with proper notice.
Landlords cannot demand large advance payments; usually only one month’s rent in advance is allowed.
Tenants have clearer rights to ask for pets or reasonable changes to the property.

What it means for students:

You don’t automatically have to move at the end of the academic year
You have more security and flexibility in your tenancy
Even if you’re already renting in May 2026, most protections will apply automatically.

In short, the Act gives tenants more control, stability, and transparency, while still protecting landlords’ rights to manage their property responsibly.

Already signed?

For most private rented tenancies in England, the Renters’ Rights Act will apply to existing contracts too, even if you signed them before May 2026. That’s because the law has changed how tenancies work, and most fixed‑term contracts have automatically change into rolling (“periodic”) tenancies. You don’t have to sign a new contract for the main protections of the Act to apply.

On-campus and purpose-built student accommodation

The Renters’ Rights Act does not generally apply to on-campus accommodation or most purpose-built student accommodation (PBSA), as these operate on fixed-term academic year contracts rather than standard tenancies. It's important that you check with your accommodation provider to understand your tenancy agreement, your rights and your responsibilities.

Tenancies and moving out

Under the Renters’ Rights Act, most tenancies are rolling. This means you can usually leave when it suits you, as long as you give the right notice.

In most cases:

You need to give your landlord at least 2 months’ notice
Your notice should be in writing (for example, by email)
Your tenancy will end after your notice period finishes
If you live on your own, you can end the tenancy yourself.

If you live in a shared house with a joint tenancy:

Ending the tenancy usually applies to everyone in the house
You should speak to your housemates before giving notice
You may be able to agree a replacement tenant, but this depends on your landlord.

It’s a good idea to check your agreement and get advice if you’re unsure. Ending a tenancy is more flexible than before, but it’s still important to plan ahead and give enough notice.

Finances and guarantors

Will how I pay rent change from May 2026?

Yes - the way rent is paid and how increases work will change when the Renters’ Rights Act comes into force on 1 May 2026.

Here’s what’s different:

Advance payments are limited: Landlords can no longer require you to pay several months’ rent before you move in. For most tenancies starting on or after 1 May 2026, they can only request up to one month’s rent in advance once the tenancy is agreed.
Paying rent during the tenancy: Landlords can only require you to pay rent for the period you’re living there (usually monthly). They can’t force you to pre-pay beyond that.
Rent increases are more controlled: Landlords will generally only be able to raise the rent once a year, and only through a formal legal process (Section 13), with notice given in advance.

What doesn’t change:

You still pay rent regularly as agreed (for most people this is monthly)
You must keep up with payments even after May 2026.

These changes are designed to make renting fairer and more predictable. If you’re renting now and your agreement started before 1 May 2026, some old rules may still apply to your contract until it’s renewed under the new system.

Can I choose to pay rent upfront if I want to?

Yes. You can choose to pay more in advance if it suits you, but this can’t be required by your landlord.

What does this mean for students?

This should make renting more accessible if you can’t afford large upfront costs. Some landlords may be more likely to ask for a guarantor instead.

Will this affect international students?

If you're an international student and you previously relied on paying rent upfront, you may now need to use a UK guarantor or a guarantor service instead.

Where can I get help with guarantors?

The University is partnered with Housing Hand, which means University of York students who do not have a UK guarantor can use their service at a 50% discounted rate upon successful application. Take a look at our rent guarantor webpage for further information.

Finding and securing housing

At the moment, it’s common to feel pressure to sign for housing early. This is because most tenancies are fixed-term and usually end at the end of the academic year. Landlords can also use Section 21 eviction to ask you to leave without giving a reason.

The Renters’ Rights Act is designed to give you more stability and choice.

This means:

You do not have to leave just because your contract ends
You may be able to stay in your home beyond the academic year
You should feel less pressure to sign a contract months in advance.

You can still look for housing early if that feels right for you. But you have more time to think about your options and make a decision that works for you.

If you live in a shared house, the Renters’ Rights Act still gives you more protection.

You will usually have a joint tenancy with your housemates. This means you rent the property together as a group.

This means:

You do not have to leave just because the academic year ends
Your landlord cannot use Section 21 eviction to ask you to leave without a reason
You may be able to stay in your home for longer
You may still need to plan together as a group
You will need to make decisions with your housemates
If one person wants to leave, it can affect everyone
Some landlords may still prefer to let to a new group each year.

You can still look for housing early if you want to. But you should feel less pressure to rush into a decision.

Overall, you have more security than before. But shared housing may still require more planning.

You can now ask your landlord for permission to keep a pet. They can't refuse without a good reason, but this depends on your tenancy type. Many landlords include a "no pets" clause, so you must check your contract first.

Section 8 Notices and Ground 4a

As a student renter, your landlord still has powers to evict you from the property if the property is being let to another group of students for the following academic year. Your landlord should have provided information about them using a Section 8 Notice when you first signed your tenancy agreement. Your landlord is not able to use a Section 21 notice (the old ‘no fault’ eviction notice) as these are now illegal.

If you are served a Section 8 Notice, it must use Ground 4a. The term 'Ground' refers to the legal reasons a landlord can claim possession of a property.

Your landlord can only use Ground 4a if the following conditions are met:

The property includes a kitchen or bathroom shared by at least three students;
All residents were expected to be in full-time education during the rental period.

Ground 4a cannot be used by your landlord if:

You are sharing with only one other person;
The household includes residents who are not students;
The landlord intends to occupy the home or put it up for sale;
The intended next use is for non-students or a short-term holiday rental;
You reside alone or with your own children.

Your landlord must correctly serve you with a Section 8 Notice and give you at least 4 months notice before they can take the property back. If you feel that your landlord has not served your Section 8 Notice properly or you wish to dispute the notice, we recommend seeking legal advice.

Need more help?

If you’re unsure how these changes affect you, or you need advice about your housing situation, contact the Student Hub if you need further support. We can help you understand your options and next steps.

Contact us

Working hours: Monday to Friday, 10am to 4pm (excluding public holidays)

Student Hub