What is the Renters’ Rights Act? Expand The Renters’ Rights Act 2025 is a new piece of housing legislation that will take effect from 1st May 2026, and applies to housing in England. It introduces new rights for tenants, and will change how the renting process is done for the vast majority of the private rented sector. However, there are some specific exemptions from the legislation for certain student accommodation providers who are members of the ANUK/Unipol National Codes.
What will happen on 1st May? Expand From 1st May 2026 most Renters’’ rights are changing. The changes introduced by the Renters’’ Rights Act 2025 will depend on your rental arrangements, and it is important you understand how the changes will affect you. Your rental agreement will possibly convert to a new type of agreement, or you may be asked to sign a new tenancy agreement. It is important for you to check what type of tenancy agreement you have currently, and also review any agreement you have signed for accommodation for the next academic year.
What is Purpose-Built Student Accommodation? Expand Private sector Purpose-Built Student Accommodation (also known as PBSA) are usually halls of residence type buildings, operated by private sector companies – many students will have lived in one of these buildings during their first year of University if studying away from home. For the purposes of the National Code, a PBSA building is a development that contains 15 or more bed spaces.
How is PBSA that is a Member of the National Code different from other types of student housing under the Renters’’ Rights Act? Expand PBSA providers that are members of the ANUK/Unipol National Code for Larger Developments for Non-Educational Establishments have been given a specific exemption from the majority of the changes under the Renters’’ Rights Act. The main areas that you need to be aware of are: Accommodation providers can use a Common Law Tenancy agreement (CLT) – this is a type of agreement that members of the ANUK/Unipol National Codes are able to use after 1st May 2026 and allows them to offer a fixed term tenancy. They are exempt from other areas such as the Landlord Database, Ombudsman membership, and other specifics such as allowing requests for pets.
How can I find out if my Accommodation Provider is a member of the National Code? Expand The National Code website has a Members Directory that lists all members of the Code. The questions below are related to instances where you are living with/intending to live with an exempted PBSA provider.
I currently live in PBSA and/or I have signed a tenancy agreement before 1st May for a tenancy beginning in September– what are my rights? Expand If you are already living in private-sector PBSA before 1st May 2026 and have an Assured Shorthold Tenancy (AST), the changes will affect you in the same way as any other person living in the private rental sector. Your tenancy will convert into an Assured Periodic Tenancy (APT) on 1st May 2026. Your accommodation provider should be in touch to let you know how this change will affect you. This will mean you have access to additional rights, which can be found in our article Headline Changes for Students. It is important to check what type of agreement you have to make sure you understand your rights: If you currently have an Assured Shorthold Tenancy (AST), this will convert to an Assured Periodic Tenancy (APT) on 1st May 2026. With an Assured Periodic Tenancy, this means your contract automatically becomes rolling and the end date of your old fixed-term contract no longer applies. If you still wish to leave the property on the original end date, you will need to give two months’ notice. In some cases where you had an Assured Shorthold Tenancy (that has an end date up to 31st July 2026) AND your accommodation provider has served you a section 21 notice before the 1st May (a notice that brings your tenancy to an end), your tenancy will continue as this until your original end date. Please double check to understand if the notice has been served and what this means for your tenancy If you don’t give notice to quit and have not resigned for the following year, your accommodation provider can use Ground 4a to bring your tenancy to an end – this is a type of notice that simply means they can regain possession of the room in line with when the next tenancy is due to start If you have a Licence to Occupy, your agreement will likely continue as set out within the agreement. Please speak to your accommodation provider directly for further clarification or seek advice via your Students’ Union Advice Team For tenancies signed before 1st May 2026 for the forthcoming academic year - It is always worth getting your contract checked if you signed your tenancy some time ago. Some tenancy agreements produced in the run up to the introduction of the new Act mat say they are Common Law but may not be drafted correctly. You may instead be on an Assured Shorthold Tenancy that will convert to an Assured Periodic Tenancy (see FAQ above to understand what this means for you).
I have signed a tenancy agreement after 1st May for a tenancy beginning in July, August or September– what are my rights? Expand If you have signed your tenancy agreement on or after 1st May 2026, this will likely be a Common Law Tenancy or a Licence to Occupy. This means the new provisions under the Renters’’ Rights Act will not affect you, due to the exemption given to PBSA providers who are members of the National Code. This will mean: Your contract likely has a fixed term i.e. will end on a specific date You will still be able to pay your rent in quarterly/termly payments Your rights and obligations will be as written down in your tenancy agreement (contract). The ANUK/Unipol National Code outlines how providers should undertake the day-to-day management of the building you live in and set out your rights. You can find a copy of the Code here. If you are unclear on what type of tenancy agreement you have please seek legal advice.
My accommodation provider is asking me to sign a new tenancy agreement – do I have to do this? Expand If you have already entered into your tenancy agreement, your landlord cannot cancel it or require you to sign a new one without your agreement. This applies, even if you have not yet moved in. Your tenancy agreement may say when it becomes legally binding. If it doesn’t, that point is likely to be when you formally accept the offer of a tenancy and agree to applicable terms.
Can I give Notice to Quit under a Common Law Tenancy? Expand There will be limited grounds to give notice under a Common Law Tenancy. However, under clause 4.6 of the National Code, there are some limited grounds in specific circumstances that students can give notice, supported by evidence/documentation.
Can I give Notice to Quit under a Licence to Occupy? Expand Generally, you cannot give notice to quit under a Licence to Occupy unless a specific clause is included in the agreement by your accommodation provider. You will not be able to use the grounds under clause 4.6 of the Code as this is only applicable to Common Law Tenancies.
Where can I get help and advice regarding my accommodation or tenancy agreement? Expand The National Code can help with general queries and signposting to external organisations. Other organisations that can provide help and advice may be: Your University Student Services/Student Life team Your Students’ Union Advice Service Citizens Advice Trading Standards
I am unhappy with something in my accommodation – can I make a complaint? Expand The National Code has its own independent complaints process that can handle complaints regarding breaches of the Code. The aim of the complaints process is to act as a dispute resolution forum to reach satisfactory and achievable outcomes for both yourself as a tenant and the accommodation provider. You can submit a complaint via the online form here. Please be aware that we are experiencing a significant increase in complaint enquiries and therefore processing times may be longer than usual (5 working days). Please be aware that the National Code cannot provide legal advice or mandate that a provider provide you with compensation as this is not within the Codes scope or remit. If you wish to pursue compensation, you may be able to contact an ombudsman (if your accommodation provider is a member). The 2 property ombudsmen for the private sector currently are: The Property Ombudsman Property Redress Scheme
Can I request to keep a pet at my accommodation? Expand No – under the exemption for National Code members, they do not have to consider requests for pets.
I have a question that is not answered here – how can I contact the National Codes? Expand You can email [email protected]