Big changes in renting accommodation in England came into effect recently. These are likely to impact your housing search in 2026 and onwards.
We have read all about these changes (so you don’t have to) and here are our takeaways.
Renters Rights:
Big changes in renting accommodation in England came into effect recently. These are likely to impact your housing search in 2026 and onwards.
We have read all about these changes (so you don’t have to) and here are our takeaways.
Please be aware, different circumstances will be affected differently, so take note of these. If you need any further advice on anything in this article, please email su.advice@roehampton.ac.uk
What are the big changes?
“Bidding wars” banned
From 1 May 2026, landlords and letting agents must publish an asking rent and cannot ask for or accept offers above this price. Landlords risk being fined should they break this rule.
If a property is advertised at £400/month, the landlord cannot accept your offer of £450/month even if you're desperate to get the place. Everyone competes on equal terms at the advertised price.
No more "no-fault" (Section 21) evictions
From May 2026, Landlords will not be able to remove someone without fault. Those landlords letting the property will have to produce a valid reason – this reason must also be proven in a court of law.
- Mandatory grounds - the court must let the landlord evict you if they prove their case (For example: Anti-social behaviour such as noise, damage to property)
- Discretionary grounds - the court can consider whether eviction is fair, even when the landlord proves their case (When a case is proven, however it is unfair, the court may rule in the tenants’ favour
New eviction protection period
Other reasons for eviction can still happen. Such as if the landlord's circumstances change – (e.g. selling the property or moving into the property themselves). However, you now get a 12-month protected period starting from the beginning of any tenancy where landlords cannot evict you for those reasons. And, once this 12 month protected period is over, you must receive a standard 4 months’ notice for that kind of eviction.
Fixed term contracts are gone
From 1 May 2026, all contracts will have to be periodic not fixed term. This means your tenancy will run month to month with no end date, and you only have to give a maximum of two months’ notice to leave. Of course, this does not prevent you from arranging an earlier leave date with a landlord/letting agency.
HOWEVER, if you are signed into a joint tenancy agreement, and one person ends the tenancy. That will render all others in the agreement homeless. Please make sure all housemates are in agreement when making any changes to your tenancy.
Special summer eviction rules for student houses
HMO (Houses of Multiple Occupancy) is the legal name for a house where three or more unrelated people share facilities like kitchens and bathrooms. Most student houses are HMOs.
HMO landlords get special treatment through something called "Ground 4A". This allows HMO landlords to take back the house between 1 June and 30 September each year to re-let it to the next group of students.
Note: If the landlord of a student house wants to use Ground 4A, you can't sign your tenancy agreement more than six months before you move in. This means that a landlord cannot pressure you to sign as early before 1 March for a September start date.
Rent increases are limited (sort of)
From 1 May 2026, landlords can only increase rent once per year during a tenancy and must follow a procedure, giving at least two months' notice. You can challenge any increase you think is too high at via Tribunal.
Landlords can no longer use "rent review clauses" in contracts to push through increases during a tenancy.
Note: Landlords can still increase rents between tenancies. So, if you move out and new tenants move in, the landlord can charge them more than they charged you.
Rent in advance is now capped
Landlords offering assured tenancies can no longer demand more than one month’s rent in advance once a tenancy agreement has been entered into. This closes a common loophole that previously allowed landlords to require three, six or even twelve months up front — especially from students without UK guarantors.
Note: “Rent in advance” means paying rent before it's due, typically the first month's rent (or up to 28 days for weekly lets) before the tenancy starts, separate from the deposit, to cover the initial occupancy period.
Because the effect of this rule depends on when you signed your tenancy, please reach out to the RSU Advice Service.
In addition, the new capping could be an issue for students without access to a UK guarantor.
A guarantor is someone (usually a parent or family member) who promises to pay your rent if you can't. Previously, international students and others without a UK guarantor could get around this requirement by paying large amounts of rent upfront. Now that's not possible.
Students who need a guarantor can now use a guarantor insurance service. These services charge between 4% and 20% of the total rent, so costs vary significantly between providers.
Note: While landlords can insist on you having a guarantor, they cannot insist you use a particular guarantor service. So it is best to do your own research to find the most suitable for you.
Right to request pets (with limitations)
You have the right to request permission to keep a pet once you've moved in and landlords cannot unreasonably refuse. You can challenge unfair decisions through the ombudsman (See Section 11 and/or FAQs) or courts.
Note: This only applies once you have moved in, not when you are applying for a property. Landlords can still reject applications from people with pets and can still advertise properties as "no pets".
You can't use this to get a property with your pet. But once you're living somewhere, you can ask to get a pet, and the landlord must have a good reason to say no.
New Ombudsman
An ombudsman is a free service that helps resolve complaints. Think of it as an independent referee between you and your landlord.
A new Ombudsman service will be available for housing/renting, and due to be implemented by 2028. We will have more information near the time. It will be a free service where you can bring a complaint about your Landlord’s actions and behaviours.
New Private Rented Sector Database
It will be mandatory for all private landlords to register their properties on a new Private Rented Sector Database. The database will increase transparency, helping you enforce your rights and seek action from councils or the ombudsman when necessary. This will be likely rolled out in late 2026.
Landlords who haven't registered cannot obtain possession orders (legally evict you) except in cases of anti-social behaviour.
Enhanced local council enforcement powers (from 27 December 2025)
From this December (2025), local councils will receive new investigatory and enforcement powers These powers give councils a stronger ability to:
- Inspect properties
- Demand documents from landlords
- Access third-party data
- Crack down on rogue landlords and enforce housing standards more effectively
Local councils will have stronger powers (Including financial) to take action against landlords who fail to maintain safe properties, even before the main reforms come into effect in May 2026.
Does this Apply to Purpose Student Built Accommodation?
In short, no - however you can find out more information about the rights you have in purpose student-built accommodation in our How to do “Renters Rights Guide” in the Further Information section of this article.
Further Information
This guide provides general information about the Renters' Rights Act 2025 and student housing rights in England. However, every situation is different, and housing law is complex.
Our professional adviser can:
- Review your specific tenancy agreement
- Explain how the law applies to your exact situation
- Help you understand your options
- Support you through complaints or disputes
Free, confidential advice is available:
If there are any parts of this article that you find confusing, or you are worried about and you need further explanation or advice, please contact our Advice Service. Roehampton Students’ Union Student Housing Advice Support – SU.advice@roehampton.ac.uk
Alternatively find our “How to do: Renters Rights” guide
Local & National resources:
Roehampton University Non-Campus Accommodation Services: https://www.roehampton.ac.uk/student-life/accommodation/off-campus/
Wandsworth Council Support: https://www.wandsworth.gov.uk/housing/housing-contacts/
Wandsworth Supported Housing Services: shsbusinesssupport@wandsworth.gov.uk or 020 8871 8369 or 020 8871 5388 (Monday to Friday, 9am to 5pm)
Shelter England: www.shelter.org.uk (phone: 0808 800 4444)
Citizens Advice: www.citizensadvice.org.uk
Acorn union (tenant union): www.acorntheunion.org.uk
In an emergency:
If your landlord is harassing you, illegally evicting you, or the property is dangerous, contact your local council's housing team immediately. In cases of immediate danger, call 999.
FAQ
Bill/Act - Refers to the changes the government is introducing
Roadmap – Refers to the government implementation of the changes to renters rights included in the act/bill
Tenant – Person who rents the property and is the name on the contract (Also refers to the 10th and 14th Doctor Who actor, but that’s not important in this case).
Tenancy Agreement – Contract that is written or verbal between yourself and the Landlord/Letting Agency
Section 21 – Current law in place that allows those letting the property to remove a tenant (yourself for example from a property, without fault by tenant.
Arrears – Generally refers to overdue rent.
Fixed Term contract – Refers to a set period of tenancy eg: 12 months from September 1st to August 31st
Periodic Contract – Month by month rolling contract with no fixed term end.
Joint Tenancy - A joint tenancy is when multiple people rent a property together and you're all named on the same tenancy agreement.
Ground 4A - is a special eviction rule that only applies to student HMOs. It allows landlords to evict you during the summer (1 June to 30 September) so they can rent to the next year's students. The landlord must tell you they plan to use this rule when you sign your tenancy and still have to give you 4 months notice.
HMO (House of Multiple Occupancy) – This is a house that is let/rented to three or more students
Tribunal – A Tribunal is a bit like a court, but less formal. It's where an independent person (a bit like a judge) makes decisions about disputes between you and your landlord.
Guarantor - A guarantor is someone (usually a parent or family member) who signs a legal agreement promising to pay your rent if you can't or won't. Landlords often require guarantors for students because you don't have a regular income or much rental history.
Bidding War – This is usually when a letting agency/Landlord creates a competition to seek higher rent from pitting tenants against each other in paying a higher price than what is advertised.
Ombudsman – This is a new role being implemented by the government, Ombundsman are an independent body that make decisions on disputes, they are currently common in a number of areas such as the Office of Independent Adjudicator in Higher Education for example.ill/Act