Shared houses (HMOs): what's different and what to watch for

If you rent a shared house or flat with two or more other people, your home is likely to be a House in Multiple Occupation (HMO).

HMOs have some additional rules under housing law, and some parts of the Renters' Rights Act are especially relevant to shared student houses.

JOINT TENANCIES IN SHARED HOUSES

Many HMOs are rented on a joint tenancy, where everyone (i.e. each of the tenants at the property) signs one agreement.

This usually means:

all tenants are jointly responsible for the rent and the condition of the property, and
if one person gives valid notice, this can end the tenancy for everyone.

This can be important if:

someone wants to leave early, or
people are planning different move-out dates.

ENDING A TENANCY IN A STUDENT HMO (GROUND 4A)

The Renters' Rights Act introduces a limited possession ground (called Ground 4A) for certain HMOs that are rented to full-time students.

This allows a landlord to seek possession where:

the property is an HMO,
it has been let to full-time students, and
it is genuinely needed for a new group of students in line with the academic year.

Key points to be aware of:

Ground 4A is not automatic: the landlord must meet specific conditions
It’s only for HMOs with full-time students (if a household includes a non-student, Ground 4A may not be available)
landlords must give at least 4 months' notice, as set out in the law, and the timing is tied to a summer window (commonly 1 June to 30 September)
landlords still have to follow the correct legal process, and courts still decide whether possession is granted.
There are also “prior notice” / paperwork requirements. For tenancies that existed before 1 May 2026, there are transitional steps and deadlines for landlords who want to use Ground 4A for summer 2026. You can find more information on these here: https://www.unipol.org.uk/advice/renters-rights-act-2025-advice-for-students/transitional-arrangements/

PRACTICAL TAKEAWAYS

If you’re in a student HMO and the landlord is talking about needing the house back for next year’s students, ask them/your agent (politely, in writing) which ground they’re relying on, what dates they’re working to, and what notice they think applies. Many landlords/agents will also be adjusting to the new rules, and clarity early can prevent panicked disputes later.

SAFETY, STANDARDS AND LICENSING

HMOs often have extra requirements around:

fire safety,
room standards, and
licensing by the local council.

Under the Renters' Rights Act:

standards enforcement is strengthened, and
landlords must comply with safety and registration requirements to rely on certain eviction grounds.

If you're worried about safety, repairs, or whether your property should be licensed, you can get advice, usually from your local council.

WHY THIS MATTERS

If you're renting in a shared house:

how notice works,
who is responsible for what, and
which possession rules apply

can be different from renting alone.

If something feels unclear or changes unexpectedly, it's worth getting advice early.