What students need to know when private renting

The Renters' Rights Act 2025 is the biggest change to private renting in decades. It will come into effect on 1 May 2026 and, if you plan to rent in the private sector during or after the 2026/27 academic year, these new rules may impact you.

Whether you've rented before or are moving into private accommodation for the first time, this guide explains the key changes in plain language so you know your rights.

Your rights

No more 'no-fault' evictions

One of the most significant changes is the abolition of Section 21. Under current rules, landlords can end a tenancy without giving a reason. From May 2026, this will no longer be allowed.

Instead, landlords must use Section 8, which requires a valid reason. This reason could be that the tenant has failed to pay rent, or the landlord is planning to sell the property.

This is expected to give all renters, including students, greater security.

Fixed-term tenancies are ending and notice periods are changing

Most private rented homes will move to Assured Periodic Tenancies, which run on a rolling basis rather than ending after a set number of months.

This means:

• You can stay in your accommodation indefinitely, unless your landlord has a valid reason to end the tenancy.
• You can give two months' notice at any time to end the tenancy for yourself and your housemates (if you have a joint tenancy).

This flexibility may be especially helpful if your circumstances change during your studies.

Rent increases

Landlords will only be able to increase rent once every 12 months, and they must give at least two months' notice.

You will also have the right to challenge rent increases you believe are higher than the market rate, which may help protect you from sudden or unexpected rises.

Restrictions on rent in advance and bidding

The Act will limit how landlords and letting agents take rent payments:

• They cannot request or accept more than one month's rent in advance, beyond the first payment.
• They cannot encourage or accept offers above the advertised rent.

This aims to make the market fairer and more transparent, particularly in competitive student areas.

Your right to request a pet

Students will gain stronger rights to request a pet in rented accommodation, although landlords can still refuse on reasonable grounds.

Special rules for student accommodation

The Act applies differently depending on where you live as a student.

Halls of residence (University-owned)

University of Southampton halls are let under licences. These fall outside of the Act, meaning they will continue to operate as they do now, with fixed academic-year terms.

Purpose-build student accommodation (PBSA)

PBSA providers who follow approved codes (such as ANUK or Unipol) will also remain outside the new tenancy system. New PBSA tenancies will continue to align with the academic year and allow multiple rent payments upfront, if needed.

Private student housing (HMOs, shared houses, flats)

This is where the biggest changes will be seen. Nearly all private student rentals will move onto the new periodic tenancy model.

Landlords letting to full-time students may use a new mandatory ground for possession ahead of each academic year, provided they follow the correct notice rules. This means that they can reclaim the property and put it back on the market ahead of a new academic year, as long as they provide a legitimate reason under Section 8.

Landlord redress and registration

All landlords must join an approved redress scheme. A redress scheme is an independent service that tenants can turn to if they have a complaint about their landlord and cannot resolve it directly.

All rental properties must also be listed on a new national landlord database before being advertised. This should make it easier to identify reputable landlords and raise concerns if something goes wrong.

What this means for you

If you currently live in halls or PBSA, your experience won't change under the new law.

If you rent in the private sector, or plan to, you can expect clearer rules, more security, and better protections around rent and notice periods.

The exact impact depends on your future housing choices, so it's worth reading the full guidance.

Where to get help

If you're unsure how the Renters' Rights Act 2025 affects your situation, remember that there are plenty of resources here at the University to help you.

Student Hub

Your first point of contact for University support. The Student Hub team can help with accommodation advice, wellbeing services, and guidance if you're experiencing issues with your living arrangements.

SASSH (Southampton Accredited Shared Housing Scheme)

SASSH provides a register of accredited private student housing and offers guidance on finding safe, good quality accommodation. They promote best practice among local landlords, helping you make informed and confident housing choices.

SUSU Advice Centre

An independent, confidential service run by the Students' Union. The Advice Centre can help with tenancy issues, contract queries, landlord disputes, and understanding your rights under the Renters' Rights Act 2025

Student Money Champions

A peer-to-peer service offering practical financial guidance. They can help you understand rent costs, deposits, and bills, as well as offer support in budgeting for private renting under the new legislation.

Unipol

For a full breakdown of the Renters' Rights Act 2025, visit the Unipol website.