Q: I have signed a tenancy agreement after 1st May for a tenancy beginning in July, August or September– what are my rights?

If you have signed your tenancy agreement on or after 1 st 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.

Question 1

What is the Renters’ Rights Act?

Accepted Answer

The Renters’ Rights Act 2025 is a new piece of housing legislation that will take effect from 1^st 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.

Question 2

What will happen on 1st May?

Accepted Answer

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.

Question 3

What is Purpose-Built Student Accommodation?

Accepted Answer

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.

Question 4

How is PBSA that is a Member of the National Code different from other types of student housing under the Renters’’ Rights Act?

Accepted Answer

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.

Question 5

How can I find  out if my Accommodation Provider is a member of the National Code?

Accepted Answer

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.

Question 6

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?

Accepted Answer

If you are already living in private-sector PBSA before 1^st 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 1^st 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 1^st 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 31^st July 2026) AND your accommodation provider has served you a section 21 notice before the 1^st 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 1^st 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).

Question 7

I have signed a tenancy agreement after 1st May for a tenancy beginning in July, August or September– what are my rights?

Accepted Answer

If you have signed your tenancy agreement on or after 1^st 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.

Question 8

My accommodation provider is asking me to sign a new tenancy agreement – do I have to do this?

Accepted Answer

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&rsquo;t, that point is likely to be when you formally accept the offer of a tenancy and agree to applicable terms.

Question 9

Can I give Notice to Quit under a Common Law Tenancy?

Accepted Answer

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.

Question 10

Can I give Notice to Quit under a Licence to Occupy?

Accepted Answer

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.

Question 11

Where can I get help and advice regarding my accommodation or tenancy agreement?

Accepted Answer

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

Question 12

I am unhappy with something in my accommodation – can I make a complaint?

Accepted Answer

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:

Question 13

Can I request to keep a pet at my accommodation?

Accepted Answer

No – under the exemption for National Code members, they do not have to consider requests for pets.

Question 14

I have a question that is not answered here – how can I contact the National Codes?

Accepted Answer

You can email nationalcodes@unipol.org.uk

Question 15

Can you make adjustments to the complaints process to make it more accessible ?

Accepted Answer

Yes - We want our service to be accessible to everyone who needs to use it. A tenants (or their representative) can contact us by email or phone to discuss adjustments they would like us to consider making to our process or to how we communicate.

Question 16

Can I see a flow chart of the National Code Complaints Process?

Accepted Answer

See here for a flow chart of the National Code Complaints Process.

Question 17

Can I complain about discrimination, victimisation, bullying, racism, ableism, homophobia, transphobia, harassment or abusive behaviour?

Accepted Answer

Student Accommodation should be an inclusive and safe environment for all tenants and staff.

Section 2 of the National Code refers to Equality and Diversity and the unlawful treatment in accordance with characteristics protected under the Equality Act of 2010. Our Complaints Process is able to handle complaints about alleged breaches of this section of the Code.

The National Code would expect Accommodation Providers to demonstrate commitment to tackling any intimidating, hostile, or offensive behaviour.

Any complaints about staff members should be taken seriously and handled with professionalism. The National Code requires of our members:

1.1 Their business is pursued in a professional, courteous and diligent manner at all times

And :

9.2 They provide occupants with a way(s) to raise matters of concern in confidence

If you’ve raised a complaint about a staff member but have concerns about the way your complaint is being handled then we’d be happy to discuss this and explore the best way forward.

When it comes to controlling the behaviour of other tenants, Accommodation Providers may offer support through mediation, or by sending 'warning letters', but they are often limited in what practical action they can take. It’s rarely possible to remove the perpetrator, and the eviction process can take a prohibitively long time. One option is to try and find alternative accommodation for the person affected by the behaviour.

Universities and Colleges are usually better placed to deal with the behaviour of students under their Code of Conduct or Disciplinary Procedures, and able to investigate complaints and impose effective sanctions.

If you’ve raised the complaint with your academic institution but aren’t satisfied with how your complaint has been handled, you can ask the Office of the Independent Adjudicator for an independent review:

https://www.oiahe.org.uk/

Your Student’s Union or Student Support Services may also be able to provide (or signpost to) appropriate support.

It is important to stress that Illegal, abusive or threatening behaviour is best reported to the Police. Your institution may have a dedicated Police-Student Liaison Officer who can support you with this.

Unacceptable behaviour can cause great a great deal of distress and can have a significant negative impact, but there is often a reluctance to report it formally, and there can be many reasons for this. The National Code is interested to hear about your experiences and we’re happy to have an informal chat, in confidence, to gain an understanding how we can help.

Other external sources of advice and support:

Your local Citizens Advice Bureau (CAB) can provide free and impartial advice:
www.citizensadvice.org.uk

The Equality and Human Rights Commission (EHRC) is a statutory body charged with enforcing anti-discrimination legislation:
www.equalityhumanrights.com

Liberty is a national organisation which campaigns for human rights and equal treatment:
www.libertyhumanrights.org.uk

The Disability Law Service provides advice and support specifically on disability discrimination:
https://dls.org.uk/free-advice/online-advice/disability-discrimination-law-advice

Student Space, run by Student Minds has tailor-made resources for and by Black students:
www.studentspace.org.uk/wellbeing/life-as-a-black-student

Question 18

I don’t agree with the deductions to my deposit by my accommodation provider. Can I complain to the National Code?

Accepted Answer

Most Members of the Code are required to protect deposits taken with a Government approved Tenancy Deposit Protection (TDP) scheme. Those schemes have specific complaints and adjudication systems which must be used to challenge any refusal to return a deposit of where there is a dispute about the type or level of any deduction made.

In England and Wales, your deposit will be protected under one of the following schemes:

There are separate TDP schemes in Scotland and Northern Ireland.

If you think your deposit has not been protected then that this is in breach of the Code and a complaint can be made about that. You can also complain if your deposit has not been returned within 28 days after the end of your tenancy.

If the Code Member is not required to protect your deposit under the Code or legislation then you can use the Code Complaints Process but, remember, you must complain first to your provider.

Question 19

Can the National Code award compensation to me?

Accepted Answer

Neither the complaints process nor the independent complaints Tribunal can award compensation to you. As a voluntary code of practice, the National Codes has no authority to determine claims for or compel members to provide compensation, with the exception of some prescribed payments in relation to new or refurbished buildings and late construction.

Claims for compensation are legal matters which are typically resolved through court action or by negotiation between the landlord and tenant, and the National Codes cannot be involved in this process. If you feel you should be paid compensation you should put your reasons and specific claims into a letter to the provider.

Compensation is a payment that covers any loss you have suffered and puts you in the same position had that loss not occurred (in so far as a monetary payment can do that). Compensation rarely covers inconvenience where no actual loss has occurred.

If you are considering court action because you have suffered financial loss or inconvenience, we recommend contacting your Students’ Union advice team or Citizens Advice Bureau for some legal advice.

Question 20

Can I make an anonymous complaint?

Accepted Answer

We are happy to have an informal chat and pass feedback on anonymously - just get in touch.

Unfortunately we’re unable to escalate anonymous complaints through the formal complaints process because this would require investigating the specific details of the case and sharing information with our members.

Question 21

I don’t want to make a formal complaint, I only want some advice. Can I contact the National Code?

Accepted Answer

Yes, you are welcome to get in touch with us for general advice on any issues you may be having with your accommodation provider and we will do our best to help.

Question 22

Is there a deadline for making a complaint?

Accepted Answer

Complaints must be received within 6 months of the end of the tenancy.

Question 23

Do I need to do anything before making a complaint?

Accepted Answer

Before making a complaint to the National Code, you should raise the complaint directly with your Accommodation Provider. We may ask to see evidence you have done this.

Your Accommodation Provider will have their own procedure for handling complaints. You should find this on their website, along with contact details and timescales for responding.

If you have problems accessing your Accommodation Provider’s Complaints Procedure please get in touch.

Question 24

I want to cancel my contract / end my tenancy early.  Can I complain if that is not agreed?

Accepted Answer

Tenancy contracts are legally binding agreements. It is likely that your tenancy is a common law tenancy (if signed after 1 May 2026) which will set a minimum contractual term for you to rent a room.

If your contract was signed before 1 May 2026 it may well, after the implementation of the Renters’ Rights Act, be an assured tenancy, in which case you can give two months’ notice to move out.

There are provisions in the Code for common law tenants where occupants can give four weeks’ notice (clause 4.6) if the occupant has withdrawn from or been excluded from or refused admission to their institution of study or if the occupant has been absent from their course for more than 60 days due to illness and has agreed with their higher education (HE) provider to suspend their studies.

Clause 4.7 dealing with the death of a tenant also brings any occupancy agreement to an end.

Otherwise, most providers will allow an occupant to leave if they find a replacement tenant to take over the remainder of their contract. You may want to ask the provider if they can help you advertise your room online.

Your accommodation provider will have a policy for tenancy release in exceptional circumstances, and this is at their discretion. The National Code cannot compel an accommodation provider to release a tenant from their contractual obligations.

Accommodation providers should honour the terms and conditions of any offers (for example “no visa/ no pay”), providing you meet their criteria.

Many contracts are now completed on-line. There's no need to physically sign a contract, or make a payment, to enter into a legally binding agreement.

If there is any confusion as to whether you are bound to a contract, the accommodation provider should be able to provide you with a copy of the contract.

If, for any reason, a room was uninhabitable, then the National Code would expect alternative accommodation to be offered.

We recommend you obtain legal advice to fully understand your rights and obligations. Your students’ union advice team or the Citizens Advice Bureau may be able to provide free legal advice and support.

Question 25

Who can complain to the National Code?

Accepted Answer

The National Code Complaints Process is open to tenants and parents / guardians representing the tenant. If the complainant is a representative of the tenant, we will require permission in writing from the tenant.

We can accept complaints from former tenants, however Complaints cannot be submitted more than six months after the end of the tenancy.

The National Code Complaints Process is also open to universities, local authorities, the company secretary of Unipol Student Homes, and the Vice President (Welfare) of NUS (but only in respect of general issues relating to the Codes).

Question 26

What kind of complaints can the National Code help with?

Accepted Answer

The National Code Complaints Process can handle complaints about breaches of the National Code.

The National Code is split into sections which include the following:

Section 1 Accommodation Providers should conduct their business “in a professional, courteous and diligent manner at all times”

Section 2 Equality and Diversity

Section 3 Prior to Occupancy

- - - Marketing and the accuracy of property details
    - Tenancy Agreements / Contracts
    - Wifi
    - Late construction
    - Fire Safety Remediation Works

Section 4 During Occupancy

- - - Ending the occupancy agreement - withdrawal form the institution and illness
    - Death of a tenant
    - Access notification
    - Repairs and maintenance – including repair timescales
    - Facilities (Bedrooms, Kitchen, Bathrooms, etc)
    - Post / Parcel Deliveries

Section 5 Health and Wellbeing

Section 6 Health and Safety

- - - Hazards
    - Fire safety
    - Building Security
    - Environment
    - Lifts

Section 8 Deposits

Section 9 Handling Complaints and Disputes

Deposits - Most Members of the Code are required to protect deposits taken with a Government approved scheme. Those schemes have specific complaints and adjudication systems which must be used to challenge any refusal to return a deposit of where there is a dispute about the type or level of any deduction made. If you think your deposit has not been protected and that this is in breach of the Code, then a complaint can be made about that. You can also complain if your deposit is not returned within 28 days after your tenancy ends and the National Code can intervene on your behalf.

There are a specific number of payments stipulated within the Code that Members have to pay to their student occupants in the event of late construction or building works affecting occupancy of a building. It is possible to make a complaint if you feel these payments are not being made.

It is not within the remit of the National Code Complaints Process to intervene in the following:

Legal disputes pertaining to matters of law, such as contracts, rent and rent levels and specific levels of compensation that might be due under a legal process. It is possible to raise issues about breaches of the Code that may fall within these areas if a specific breach can be identified, for example, if a contract appear to be in breach of legislation or standards referenced in the Code (for example The Consumer Rights Act) or where a provider is not allowing an occupant to end their contract where this is a stipulation of the Code (for example if they are withdrawing from their course or are ill).

Although the Code Complaints Process cannot award compensation, it is possible that, as a result of a complaint, the Member will seek to offer some monetary recompense: that is a matter between the student and the Member.

If your complaint concerns legal matters we would recommend you get some legal advice: your students’ union or Citizens’ Advice Bureau (CAB) may be able to assist you in this.

The complaints procedures cannot be used in situations where the courts have already become involved, where police action is pending or a criminal charge has been laid. In the event that a complaint is being investigated when this happens, the investigation will be suspended until those matters are legally resolved, after which the complaint, if requested and necessary, could proceed.