Student housing and the new 'student ground' under the Renters' Rights Act

TABLE OF CONTENTS

INTRODUCTION
WHAT IS 'THE STUDENT GROUND' (ALSO KNOWN AS 'GROUND 4A')?
HOW THIS CHANGES THE SYSTEM
IMPORTANT PROTECTIONS AND LIMITS
WHY THIS MATTERS TO YOU AS A STUDENT
RISKS AND MISUNDERSTANDINGS TO WATCH FOR
PRACTICAL STEPS YOU CAN TAKE
KEY TAKEAWAY

INTRODUCTION

From 1 May 2026, the Renters’ Rights Act is expected to remove “no-fault” evictions and move most tenancies to a rolling (periodic) system.

However, there is a specific legal ground designed for some student HMOs so that properties can still be used for new groups of students each academic year. This is often referred to as the student ground (sometimes called Ground 4A).

This section explains what that means in practice and what you should look out for.

WHAT IS 'THE STUDENT GROUND' (ALSO KNOWN AS 'GROUND 4A')?

Ground 4A allows a landlord to regain possession of certain shared student properties in order to let them to a new group of students in the next academic year.

It is intended mainly for:

Shared houses or flats rented to full-time students
Typical student HMOs with fixed academic-year cycles

It does not apply to every type of student accommodation. For example, it may not apply to:

Purpose-built student accommodation (PBSA) in the same way
Self-contained flats rented by individuals or couples
Mixed households where not everyone is a full-time student

HOW THIS CHANGES THE SYSTEM

Before 1 May 2026
Landlords often rely on:

Fixed-term contracts tied to the academic year
Section 21 notice to end the tenancy.

This can make students feel “locked in” and reduces flexibility if their circumstances change.

From 1 May 2026
Section 21 is expected to end.
Instead:

Most tenancies become rolling.
Landlords must use a legal ground if they want possession.
For some shared student HMOs, Ground 4A provides a structured way to do this.

This is meant to balance:

Greater security for renters
The need for student housing to operate in yearly cycles

IMPORTANT PROTECTIONS AND LIMITS

Ground 4A has strict conditions. For example:

It can only be used in specific student housing situations.
Notice periods are longer than in many current cases. Landlords must provide written notice before the tenancy agreement is signed. This pre-notice informs tenants that the property is a House of Multiple Occupation (HMO) subject to, or intended for, student letting, allowing for possession between June 1 and September 30.
There are rules about how far in advance tenancies are agreed.
The property must usually be intended for full-time student occupation.

This means landlords cannot automatically use this ground in every student situation.

Some detailed rules will be clarified in secondary legislation and guidance. Because this area is still evolving, it’s important to get up-to-date advice if this affects you.

WHY THIS MATTERS TO YOU AS A STUDENT

This ground affects:

1. Security vs flexibility
You may have more flexibility to leave a property under the new system. However, landlords may still be able to end tenancies at certain points in the academic cycle if the legal criteria are met.

2. Academic-year planning
Some landlords may try to manage properties in the same way as before. You should check:

How and when notice might be given
What happens if your plans change
Whether the property actually qualifies for this ground

3. Joint tenancies
If you live with others, decisions about leaving or staying may affect everyone.

RISKS AND MISUNDERSTANDINGS TO WATCH FOR

Because the law is changing, you may see:

Landlords or agents unsure how the new rules work
Incorrect information about your rights
Pressure to sign early contracts without clarity
Claims that you must leave when the legal conditions are not met.

It’s reasonable to ask for clear explanations and written information.

PRACTICAL STEPS YOU CAN TAKE

If you’re in shared student housing or planning to be:

Ask early how the landlord expects the tenancy to work after May 2026.
Check whether the property is intended only for full-time students.
Clarify when notice could be given and what your options are if your situation changes.
If you’re unsure, request the legal ground or process in writing.

Clear communication often helps avoid disputes. Many landlords and agents want stable and predictable arrangements, especially while adjusting to the new law.

KEY TAKEAWAY

The Renters’ Rights Act aims to give renters more security, but shared student housing will still have some structured routes for landlords to regain possession for new academic-year tenants.

This will only apply in specific situations, and the details matter.

If you’re unsure whether this ground applies to your property, it’s a good idea to:

Ask your landlord or agent directly
Check your tenancy documents
Seek advice early if something doesn’t seem clear

This can help you make informed decisions and avoid pressure or misunderstanding during the transition to the new system.