Student Lettings in 2026: What Landlords Need to Know
Moving away from fixed-term student tenancies
Traditionally, student lettings have worked on a fixed-term basis, usually aligned with the academic year. Landlords would let a property from September to June or July, and then re-let it to a new group of students the following year.
Under the Renters' Rights Act, fixed-term tenancies are being replaced with periodic tenancies. This means students will be able to give two months' notice and leave at any point, rather than being locked in for the full academic year.
For landlords, this is a significant shift in how student properties are managed. It does not mean students will leave mid-year in large numbers, but the structure of the tenancy is fundamentally different.
Section 21 is being removed
The removal of Section 21 applies to student lettings just as it does to any other tenancy. Landlords will no longer be able to issue a no-fault eviction notice at the end of the academic year to make way for new tenants.
Instead, landlords will need to rely on the updated Section 8 grounds. This includes grounds for selling the property, moving back in, or dealing with rent arrears and antisocial behaviour.
How the academic cycle is still protected
The government has acknowledged that student lettings operate on a different cycle to standard tenancies. There are provisions within the Act to allow landlords to regain possession at the end of the academic year, provided certain conditions are met.
The key is that landlords must follow the correct process and give the required notice period. If you are letting to students, it is worth understanding exactly how these provisions work so you can plan your annual cycle with confidence.
Changes to rent and payments
Under the new rules, rent can only be increased once per year using the Section 13 process. For student landlords who have been adjusting rents annually between tenancies, this may require a slight change in approach.
Upfront rent payments are also being capped, which means landlords can no longer ask for multiple months' rent in advance. This was common in the student market, particularly for international students or those without UK-based guarantors.
Landlords will need to find alternative ways to manage risk, such as guarantor agreements or rent guarantee insurance.
Wider tenant rights to be aware of
Students will have the same rights as any other tenant under the Act. This includes the right to request permission to keep a pet, the right to live in a property that meets the Decent Homes Standard, and protection from excessive rent increases.
It also means landlords must register on the new landlord database and join the ombudsman scheme, regardless of whether they let to students or professionals.
What this means for student landlords
The student lettings market is not disappearing, but it is changing. Landlords who have relied on a straightforward fixed-term model will need to adjust their approach. This means better tenant retention strategies, stronger tenancy agreements, and more proactive management.
Properties that are well-maintained, competitively priced, and professionally managed will still attract students. The demand for student housing near universities remains strong, and that is unlikely to change.
Our view at South Beach Lettings
We work with landlords across different property types, including student lets. Our advice is to treat these changes as an opportunity to professionalise your approach rather than something to resist.
Students are increasingly looking for well-managed, high-quality accommodation. Landlords who offer that will continue to do well, regardless of the legislative changes.
Final thoughts
If you have student properties, now is the time to review your tenancy agreements, understand the new possession grounds, and make sure your properties meet the required standards. Waiting until the changes are in force will put you on the back foot.
Speak to South Beach Lettings
If you let to students and want to talk through how the Renters' Rights Act affects your setup, get in touch. We can review your current arrangements and help you prepare for the changes ahead.
