National Code Members Briefing Summary, held online on 28^th July 2026

This briefing provided an update on the UK higher education sector, student accommodation market conditions, National Code activity, complaints trends, regulatory developments, and upcoming National Code initiatives. 

Key Messages

1. Student Number Trends

Current Position (2024-25 HESA Data)

• International student numbers fell by 6%, following a 3.6% decline the previous year.

• Home student recruitment increased by 2.2%.

• Universities are gradually returning to a more traditional student mix focused on UK undergraduates.

International Students

Key international markets have all experienced declines – China, India, Nigeria, EU countries. Many Universities are becoming more selective in international recruitment due to tighter government compliance requirements.

Transnational Education (TNE)

Growth continues in overseas delivery of UK degrees:

• TNE increased by 8% to approximately 670,000 students.

• There are now roughly as many students studying UK University courses overseas as there are studying in the UK. 

Visa Trends

By May 2026:

• Student visas issued were 33% lower than in May 2025.

• Some of this decline may reflect slower admissions processing rather than final recruitment outcomes.

2. Positive Undergraduate Outlook

There were several encouraging indicators that suggests continued strong demand for undergraduate accommodation.

• Record numbers of UK 18-year-olds accepted into higher education.

• Undergraduate acceptances increased by 2.3% overall.

• UK undergraduate acceptances increased by 1.6%.

• UCAS applications for 2026 entry are up 4.6% overall.

• UK 18-year-old applications are up 5%.

• International undergraduate applications are up 7.1%.

3. Growth of Commuter Students

One trend affecting accommodation demand is an increase in students living with parents or guardians and commuting to University. Cost-of-living pressures are a major factor in the growth of commuting, particularly for students from disadvantaged backgrounds but this is affecting students across a range of socioeconomic backgrounds.

Since 2022-23:

• Students living at home have increased by approximately 20,000 (+12%).

• Students living in their own residence increased by 27%.

4. Regulatory and Policy Developments

Key sector developments highlighted included:

Office for Students (OfS)

The OfS is:

• Exploring stronger consumer protections.

• Reviewing accommodation-related standards.

• Paying closer attention to university financial sustainability.

University Finances

• 42% of higher education institutions forecast potential deficits.

• Many universities are implementing redundancies, hiring freezes and cost reductions.

• Some institutions are exploring mergers and partnerships.

Government Changes

• Tuition fees will rise to £9,760.

• Maintenance support will increase.

• Lifelong Learning Entitlement begins from September.

• Erasmus+ is expected to return, potentially bringing approximately 12,000 additional EU students annually. 

National Code Updates

Membership Growth

Presented by Simon Kemp: 

• National Codes now have 199 members.

• Membership has increased by 34 providers since the end of 2025.

• Coverage exceeds 452,000 bed spaces.

• More than 2,500 developments are now accredited.

• Application activity remains strong with 81 ongoing applications and 60 new members approved since the start of 2024

Development Pipeline

Presented by Jess Carrier:

• Around 14,500 new build bed spaces are expected when refurbished beds are excluded.

• Scotland accounts for 22% of new developments, with Glasgow leading growth.

• London and Bristol have the largest number of new beds being delivered in England.

Members were reminded of:

• Notification requirements in line with the New and Refurbished Development Protocol for delayed openings.

• The in-Code requirements (clauses 3.14-3.23) and specifically the compensation requirements

Complaints Trends

Complaints volumes continue to rise:

• Average complaints increased by 57% year-on-year.

• Around 55 complaints per month are now being handled.

• Complaint volumes are already 30% above the previous year's total.

Emerging Issues

The fastest-growing complaint categories include:

• Requests for tenancy release or refunds (+67%).

• Inter-tenant disputes and antisocial behaviour (+88%).

• Rodents and pest issues (+73%).

• Repairs and maintenance (+40%). 

AI and Complaints

The team highlighted challenges caused by AI-generated complaints:

• Complaint submissions are becoming significantly longer.

• Some include inaccurate references to Code provisions.

• Expectations are sometimes shaped by incorrect AI advice.

A new complaints ticketing system has been introduced to support more efficient case management.

Major Code Changes (Effective 1 May 2026)

Members were reminded of several significant updates that were brought in when the new Non-Educational Code launched on 1^st May 2026:

• Buildings must be solely or principally occupied by students.

• Compliance with government remediation guidance & guidance relating to damp and mould

• New clause on when tenants can give 4 weeks notice

• New provisions dealing with tenant death.

• Alignment with Building Safety legislation.

• Anyone who takes deposits must protect then in a Government-approved deposit scheme

National Code Strategy 2026-2031

Four strategic priorities were outlined: 

1. Understanding and reflecting student needs.

2. Supporting and sharing good practice.

3. Improving standards and quality assurance.

4. Enhancing Code delivery and organisational effectiveness.

Website Launch

The new National Codes website has now launched. Key improvements include:

• Separate areas for students and members.

• Expanded advice and guidance resources.

• Direct links between member listings and accredited developments.

• Improved search and building verification functionality. 

Members were asked to update any links in websites, handbooks and documentation that point to old pages.