"The Renters' Rights Bill Part 5" - Student Tenancies & The Renters’ Rights Bill: What Landlords Need to Know

The Renters’ Rights Bill is set to introduce sweeping changes to the private rental sector, and student landlords are not exempt. With the abolition of fixed-term tenancies, many landlords renting to students are left wondering:

✔️ How will student lets be affected?

✔️ Can landlords still guarantee properties are available for the next academic year?

✔️ What should student landlords do to adapt?

In this article, we’ll break down what’s changing and how landlords can protect their income and keep their student properties occupied year after year.

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What’s Changing for Student Tenancies?

❗️ Fixed-Term Tenancies Are Being Replaced by Rolling Periodic Tenancies

• Under the new law, all ASTs will automatically convert to periodic tenancies.
• This means landlords cannot guarantee that student tenants will leave at the end of the academic year, potentially causing issues with securing new tenants.

❗️ New Section 8 Grounds for Student Landlords

• The government recognises that student landlords need properties back for new academic intakes.
• A new mandatory ground (4A) allows student landlords to regain possession, but this only applies if the property is specifically let to students.
• Educational institution-owned properties will have additional protections, but private landlords will need to handle tenancy transitions carefully.

❗️ Potential for Increased Voids & Uncertainty

• Previously, landlords could issue fixed-term 12-month contracts, ensuring rental income for a full academic year.
• Now, students could stay beyond the academic year, leave unexpectedly mid-year, or serve two months’ notice at any time, making planning more difficult.

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How Should Student Landlords Adapt?

✅ 1. Ensure Tenancy Agreements Are Tailored to Student Lettings

• Clearly define in the contract that the property is intended for student accommodation to qualify for Section 8 eviction under Ground 4A.
• Keep evidence (e.g., university enrollment records) to prove that tenants are students.

✅ 2. Time Evictions Carefully to Align with the Academic Year

• If using Section 8 Ground 4A, ensure notices are served correctly and in advance to guarantee possession before the new academic year.
• A managed service can help navigate legal complexities and avoid errors.

✅ 3. Market Properties Early & Secure New Tenants in Advance

• If tenants don’t give notice, landlords may not be able to advertise the property until they vacate, delaying the next tenancy.
• Encourage early discussions with tenants about their plans for the next academic year.

✅ 4. Consider Offering Incentives for Fixed-Term Stays

• While fixed-term ASTs are being abolished, landlords can still offer rent discounts or perks for tenants who commit to staying for a full academic year.

✅ 5. Protect Against Rent Arrears with Rent Guarantee Insurance

• Student tenants may have unpredictable finances, making arrears a higher risk.
• Rent Guarantee Insurance ensures landlords are still paid, even if tenants fail to keep up with rent payments.

✅ 6. Use a Managed Service for Compliance & Tenant Turnover

• A fully managed service ensures student landlords:

✔️ Handle tenancy transitions smoothly.

✔️ Stay compliant with Section 8 regulations.

✔️ Avoid legal mistakes that could delay re-letting.

✔️ Secure new tenants quickly to minimise void periods.

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The Bottom Line: Proactive Management is Key

Student landlords face new challenges under the Renters’ Rights Bill, but with the right approach, it’s still possible to maintain steady rental income and avoid disruptions.

Need help adapting your student lets to the new laws? Our expert team can:

✔️ Ensure your tenancies remain compliant under Section 8.

✔️ Manage tenancy transitions efficiently to minimise voids.

✔️ Secure rent guarantee protection so you get paid, even if students don’t.

Contact us today to discuss how we can help you navigate the changing student rental landscape!