Key tenancy and eviction changes

From 1 May 2026 (Phase 1)

From 1 May 2026, the Renters’ Rights Act brings major changes to renting in England. Fixed‑term tenancies will end, and Section 21 “no‑fault” evictions will be abolished, meaning landlords must have a valid legal reason to ask tenants to leave. All private tenancies will automatically become open‑ended periodic tenancies, giving renters more flexibility and stability.

The reforms also introduce limits on rent increases (no more than once a year) and stronger rules around fairness and discrimination in renting. These changes apply to all renters, including students living in private housing.

Key Changes

End of “no-fault” evictions (Section 21) and what replaces them

Landlords will no longer be able to evict tenants without giving a reason. The current Section 21 process, often referred to as a “no-fault eviction”, will be abolished.

Instead, landlords must rely on specific legal grounds to regain possession of a property. One of the key new routes for this will be Section 4A.

What is Section 4A?

Section 4A is a legal process that allows a landlord to seek possession of a property only where they can demonstrate a legitimate reason. Evictions can no longer be carried out simply because a landlord wants the tenancy to end.

Under Section 4A, landlords must meet clearly defined conditions and follow the correct legal process. In many cases, a court will need to be satisfied that the ground relied upon is valid and reasonable.

Examples of situations where a landlord may be able to rely on possession grounds include:

serious rent arrears
significant or persistent anti-social behaviour
serious breach of tenancy conditions
the landlord genuinely intending to sell the property
the landlord or a close family member needing to move into the property

What this means for students

Students cannot be evicted without a stated legal reason
Tenancies do not end automatically at the end of an academic year
Landlords must follow a formal legal process and meet clear thresholds
Students have the right to challenge evictions that do not meet the legal requirements

These changes are intended to reduce sudden or unexpected evictions and provide greater stability during a course of study.

Open-ended tenancies will become the norm

All private rented tenancies will move to an assured periodic tenancy model.

In practice, this means:

fixed-term tenancies will no longer be the default
tenancies will continue on a rolling basis until either the tenant or landlord gives notice
tenants can leave more flexibly, provided they give the required notice

This aims to provide renters with more security while still allowing flexibility.

Stronger rules on rent increases

Rent can only be increased once per year
Practices such as arbitrary rent increases, rent review clauses, and bidding wars will be banned
Large upfront payments or multiple months’ rent in advance will be restricted in many cases

These measures are designed to limit sudden or unfair rent increases, particularly in high-demand rental markets.

New protections against discrimination and unfair practices

Landlords and letting agents will no longer be allowed to:

advertise blanket bans on tenants with children
refuse tenants simply because they receive benefits or student finance

Landlords must also consider requests to keep a pet and cannot refuse unreasonably.

Stronger enforcement and penalties for bad landlords

Local councils will have greater powers to investigate and enforce housing law.

The scope of Rent Repayment Orders (RROs) will expand, meaning landlords may face stronger penalties if they:

fail to meet safety or housing standards
breach eviction rules
discriminate against tenants

What these key changes mean for students

Many students:

rent privately, often in shared houses
need flexibility around academic years, placements, or changes to study
live on limited budgets
rely on student finance or benefits
live in older or shared accommodation

These reforms may affect student renters in several important ways:

Greater Security & Stability

Greater security and stability

Students are less likely to face eviction partway through a course without good reason. Rolling tenancies reduce pressure to commit to long fixed terms.

More Flexibility

More flexibility

If circumstances change (for example, study abroad, course changes, or leaving university), periodic tenancies allow students to leave with notice rather than being locked into a long contract.

Fairer Rent Practices

Fairer rent practices

Limits on rent increases and bans on bidding wars may help reduce sharp rent rises in competitive student housing markets.

Lower Upfront Costs

Lower upfront costs

Restrictions on large advance payments can make it easier for students to secure housing without significant savings.

Protection From Discrimination

Protection from discrimination

Students who receive benefits or student finance, or who have children, will have stronger protection against blanket exclusions.

Improved Safety and Housing Standards Over Time

Improved safety and housing standards over time

With stronger enforcement powers, students may be better protected when raising concerns about disrepair, safety, or poor housing conditions.

Transparency & Accountability

Transparency and accountability

Future reforms may make it easier for students to check landlord history and seek redress where things go wrong.

What’s coming next (later phases)

Some reforms are expected to come into force later in 2026 or beyond. These include:

a national Private Rented Sector (PRS) database of landlords and properties
a new PRS / Landlord Ombudsman to resolve disputes more accessibly
extension of minimum housing standards into the private rented sector
stronger obligations on landlords to address disrepair and hazards

While these measures may take time to implement, they have the potential to deliver long-term improvements for student renters.

What students should still watch out for

Initial rent levels are not capped; landlords can still set starting rents
Some safety and quality reforms may take time to be fully implemented
Certain types of student accommodation, such as halls or some purpose-built student housing, may be exempt from parts of the new system
Some landlords or agents may respond by increasing rents, tightening conditions, or requesting guarantors

Students should continue to read contracts carefully and seek advice from The Advice Centre if something does not seem fair.