University of Portsmouth student applying for UCAS

Renters’ Rights Act – what it means for you

What’s changing for student renters from May 2026

The Renters’ Rights Act is a government reform designed to improve the private rental market for tenants. It is due to come into effect from May 2026 and will be introduced in three phases.

Some elements, such as new investigatory powers for local authorities, have already begun rolling out from December.

Key changes in the private rental sector

Rolling tenancies (Assured Periodic Tenancies)

  • Fixed-term contracts, called Assured Shorthold Tenancies (ASTs) will be abolished and moved to periodic rolling tenancies (Assured Periodic Tenancies), giving students more flexibility to leave.
  • Any existing ASTs will convert to Assured Periodic Tenancies (APTs).

 

Notice periods

  • Tenants must give 2 months’ notice to end a tenancy.
  • Students under existing contracts will not need to sign new contracts to remain in their houses.
University of Portsmouth private student housing
Group of three students walking down Portsmouth road

 

Evictions

  • Section 21 ‘no fault’ evictions will be abolished.
  • Landlords will use Ground 4A for student accommodation instead (giving 4 months’ notice, timed for academic year cycles). 

 

Rent rules

  • The prevention of rental bidding practices, making it unlawful to accept offers above the advertised price.

 

Tenant rights & protections

  • Strengthened tenant rights to request a pet.
  • Discrimination against tenants with benefits or children will become illegal for landlords and letting agents.
  • New Private Rented Sector Landlord Ombudsman will be available. It gives tenants a simple, fair way to complain without going to court, helping resolve issues quickly and independently.
Student Wellbeing Study Time B Roll Shoot
Accommodation B Roll Chaucer House / Margaret Rule

 

Property standards & safety

  • Decent Homes Standard introduced to private sector to the private rented sector to give renters safer, better value homes and remove poor-quality homes in local communities.
  • Awaab’s Law to set clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.
  • Stronger local authority enforcement powers.

What this means for students already renting

If you are already living in private accommodation

Expect to be issued with a Section 21 ‘no fault’ eviction notice at least 2 months’ prior to your contract ending in summer 2026.

This is expected and not a cause for concern. It is part of the transition process so landlords can regain possession of properties for your contract end date, so their properties are ready for new students to move in from September 2026.

  • You will receive at least 2 months’ notice.
  • You should also give your landlord 2 months’ notice when ending your tenancy to ensure this does not continue past your departure date.
  • Please check your contract for the address and contact details of your accommodation provider to serve notice to.
  • Further guidance on serving notice is available via Shelter, including templates.

If you have a contract starting September 2026

No action is needed.

  • Any contract signed before May 2026 will automatically convert to an Assured Periodic Tenancy once the Act comes into effect
  • You will not need to sign a new agreement

If you have not yet secured accommodation for September 2026

You can continue to search for accommodation and sign contracts as normal.

  • Fixed-term assured shorthold tenancy (ASTs) signed before May 2026 will still be valid
  • These will automatically convert into periodic tenancies once the Act comes into effect

Important change:
From May 2026, landlords will no longer be able to ask for large upfront rent payments. For instance, some international students would previously be able to pay 6 months rent instead of providing a guarantor. This will no longer be an option.

The University is partnered with Housing Hand, a paid guarantor service accepted by many landlords.

Please access the below link if you would like to receive a discount on Housing Hand services.

 

Student-specific accommodation rules

University-owned accommodation

University accommodation is exempt from the Renters’ Rights Act, meaning:

  • Fixed-term contracts will continue
  • Existing rules for ending tenancies remain unchanged

Purpose-Built Student Accommodation (PBSA)

PBSA providers who are part of an approved code (such as ANUK/Unipol) will also be largely exempt from the new rules.

They will continue to:

  • Offer fixed-term tenancies
  • Operate outside the new landlord ombudsman system
  • Be exempt from the landlord database requirement
  • Be exempt from the Decent Homes Standard and Awaab’s Law

ANUK/Unipol code changes

  • Students can be released from contracts if they leave university or withdraw due to illness.
  • 4 weeks’ notice may be given if a student no longer requires accommodation due to grades.
  • The Code complaints system has been tightened and improved to protect students.
  • Deposit protection is being reviewed to ensure students have an easy process to get their deposit back once they move out.

Timeline of implementation

Please be aware that the Rent Reform Act will be rolled out in three distinct phases:

 

  • Phase 1 (May 2026): tenancy reform changes begin
  • Phase 2 (late 2026 onwards): landlord database, ombudsman, and court reforms
  • Phase 3 (post-consultation, 2035–2037): wider standards and safety changes
Student House B Roll Shoot

How we can help

We offer lots of support to help you adjust to renting in the private sector. We put on housing events and drop-in sessions, and provide online resources and a student matching service.

Contact us

If you have any questions or concerns, contact the Student Housing team

Call us on +44 (0)23 9284 3214

Email us at student.housing@port.ac.uk

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