Renters' Rights - What's changing? (The Headlines)

From 1 May 2026, the main parts of the Renters' Rights Act are expected to come into force in England. These changes affect most students renting in the private sector, including many who already have a tenancy before that date.

This section explains the headline changes and why they matter for you as a student renter.

1. Most private tenancies will become open-ended (periodic)

From 1 May 2026:

• Fixed-term private tenancies (for example, 6-month or 12-month contracts) will no longer operate in the usual way.
• Most private tenancies will become periodic (sometimes called 'rolling' tenancies).

This means:

• You can usually stay in the property until you decide to leave, rather than being tied in until a fixed end date.
• You can usually end the tenancy by giving at least 2 months' notice, as long as the notice ends at the end of a rent period (this is normally the day before your next rent payment would be due, not the rent due date itself).

Important for students:

Even if you signed a fixed-term tenancy before 1 May 2026, it is expected to move onto the new system when the changes take effect. This is why these rules can matter even if your contract started earlier.

2. 'No-fault' evictions (Section 21) are being removed

At the moment (prior to 1 May 2026), many landlords can evict tenants without giving a reason by using a 'Section 21' notice.

From 1 May 2026:

• Section 21 'no-fault- evictions will be abolished.
• Landlords will only be able to evict tenants if they can rely on a specific legal ground, such as serious rent arrears or antisocial behaviour.

Landlords will still need to:

• give the correct notice, and
• apply to a court if the tenant does not leave.

This change is intended to give renters more security and reduce the risk of being forced to leave suddenly without explanation.

3. Tenants can still leave by giving notice, subject to conditions

Under the new system:

• Tenants can usually leave at any time by giving at least 2 months' notice.
• The notice must usually end at the end of a rent period (this is normally the day before your next rent payment would be due, not the rent due date itself).

This applies whether:

• you are renting alone, or
• you are in a joint tenancy with other people.

If you are in a joint tenancy:

One person giving valid notice usually brings the entire tenancy to an end for everyone. This can affect housemates, so it's important to understand this before serving notice.

4. Special rules apply to some student accommodation

Not all student accommodation is treated the same way under the new system.

• University-owned accommodation is usually outside these rules.
• Purpose-Built Student Accommodation (PBSA) may be exempt from the new tenancy system in some cases.
• Shared student houses (classed as HMOs) are usually covered by the new system, but landlords may be able to use a special student-related possession ground in limited circumstances to regain the property for the next academic year.

These student-specific rules depend on:

• the type of property,
• whether it is a shared house,
• whether all tenants are full-time students, and
• when the tenancy was agreed.

5. Rent increases will follow a single legal process

From 1 May 2026:

• Landlords will generally only be able to increase rent using a formal legal process.
• Rent can usually only be increased once per year.
• You will normally get at least 2 months' notice of a rent increase.

If you think a proposed increase is higher than market rent, you may be able to challenge it through a tribunal.

6. Limits on rent in advance and bidding

The new law also aims to make renting fairer by:

• Limiting how much rent landlords can require in advance.
• Making it illegal for landlords or agents to encourage or accept bids above the advertised rent.

These rules are particularly relevant for students who are asked to pay large sums up-front or who feel pressured to out-bid others.

7. New systems for complaints and enforcement (coming in stages)

The Act also introduces:

• a new Private Rented Sector Landlord Ombudsman, and
• a new Private Rented Sector Database.

These are intended to:

• make it easier for tenants to complain,
• improve standards, and
• help councils to enforce the law.

Some of these systems will be introduced after 1 May 2026, so you may not see them immediately.

Keep in mind

• These changes apply across England.
• Some details depend on further regulations and official guidance.
• The rules can work differently depending on your accommodation type and tenancy structure.

If you're unsure about how these changes affect your tenancy, or you're thinking about giving notice, contact Durham SU Advice Service for tailored support.