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News for renting students!

From 1 May 2026, the Renters’ Rights Act will come into force. In general, it will provide better protections to renters, however, it might also bring new complexities for some. Below, we have collected the most important regulation introduced by the Act. Learn how the changes affect YOU through our guide.

A word of precaution:

This guide contains general information and is not legal advice. It has been created with common scenarios in mind, which means there is a chance that your circumstances may not be fully covered. If so, you can seek advice from our Student’s Union Advice Service or obtain legal housing advice.

How to use this guide

Whether you are an international or home student, you are likely to fall into one of the following situations:

1. You are renting from a private landlord, either on your own or with other tenants.
2. You are living in a Purpose-Built Student Accommodation (PBSA) run by private companies.

In Canterbury, this includes places like Canterbury Student Manor, Pavilion Court, Rhodaus Court, Palamon Court, SAR Court, Alma Court, Westgate One, and Riverside.

3. You are a resident of Christ Church-owned and managed accommodation.

This includes Pier Quays, Petros Court, St George’s Centre, Lanfranc House, Pin Hill, Vernon Place, Colton House, Holmes Court, and university houses at Havelock Street and Dover Street.

Choose your situation and read the relevant section. 

Points of particular importance: 1.3; 1.6 and 2.2

Who should not use this guide: 

These rules will not apply to social housing occupants and lodgers.

1. Main changes for privately renting students

• 1.1 No more ‘no-fault’ evictions: landlords in the private rented sector won’t be able to evict tenants without a valid reason. In addition, if a landlord wants to regain possession under Ground 1 or 1A (occupation by landlord/family or sale of the property), they cannot do so within the first 12 months of the tenancy. After this period, they must provide at least 4 months’ notice.

However, landlords are still able to evict you on other legitimate grounds. Students should be especially mindful of anti-social behavior, damaging the property or furniture, and falling into rent arrears. We therefore emphasise your responsibility to comply with your tenancy agreement.

• 1.2 Goodbye to fixed-term contracts: all tenancies in the private rented sector will become periodic, which means they will function on the rolling basis with no end date giving renters more security. If you wish to end your tenancy, you must provide at least 2 months’ notice.
• 1.3 Summer evictions for HMOs: if you live in an HMO (House of Multiple Occupation with shared kitchen, toilet or bathroom) with at least 2 other tenants who are all full-time students, your tenancy can be stopped between 1 June and 30 September to be used by next cohort of students. This is known as Ground 4A. The landlord is required to provide a warning that he intends to use it before you sign a contract and a 4 months’ notice before eviction. 

If your landlord wants to evict you at the end of the 2025/26 academic year, they can serve you a notice seeking possession between 1 May and 30 July 2026 (inclusive). Landlords may use a 2‑month notice IF it is served by 31 July 2026. The 2‑month notice period for summer 2026 is a temporary transition. In future years, Ground 4A will normally require 4 months’ notice.

• 1.4 Changes to rent increase: now landlords can only raise rent once a year after providing a 2 months’ notice. Moreover, rent review clauses cannot be used for new rent increases after 1 May 2026. Tenants can challenge the increase at the First Tier Property Tribunal before the new rent price takes effect. 

Be aware: the Tribunal may determine that the proposed rent is below market value and increase it. Although the market value is decided on property to property basis, it is important you understand the average rent prices in Canterbury and Medway as of Feb 2026:

Canterbury Medway

One bedroom: £854 One bedroom: £899

Two bedrooms: £1,104 Two bedrooms: £1,142

Three bedrooms: £1,333 Three bedrooms: £1,341

Four or more bedrooms: £1,868 Four or more bedrooms: £1,839

• 1.5 Ban of bidding wars: landlords must accept no more than the advertised rent price. This means that publishing an asking price is a legal requirement. If you don’t see the price of rent, you can report this to your local council.
• 1. 6 Ban of upfront rent: landlords can only ask for one month’s rent to be paid in advance after the tenancy is agreed. 

This rule will disproportionately affect international students without credit history. This means that international students should consider using guarantor services which can charge either monthly or as one payment of 2-15% of your annual rent. Costs are subject to change depending on the provider. While landlords have the rights to ask you for a guarantor, they cannot insist on a particular service provider.

• 1.7 More pets in lets: tenants can now request to live with a pet, and landlords must consider it. Landlords can no longer take the additional insurance of a pet deposit to cover any damage or additional cleaning at the end of the tenancy. 

Requests must be made in writing with details of the pet. Landlords then have 28 days to respond, unless they need more information or permission from a superior landlord. The main reasonable grounds to refuse a pet include allergies of other tenants, unsuitable property size, and excessive number of pets.

2. Changes for students living in PBSA

• 2.1 If your accommodation operates under the ANUK/Unipol Code of Standards for private sector accommodation and offers fixed-term licence agreements, then it will remain largely outside the Renters’ Rights Act. Precise details of the exemption are yet to be published.

Only registered providers can continue to offer fixed-term contracts aligned with the academic calendar and students can still be asked to leave at term end without relying on standard eviction grounds

Code Members in Canterbury: Canterbury Student Village, Parham Student Village, Canterbury Student Manor, Pavilion Court, Riverside, and Alma Court.

• 2.2 If your accommodation is run by private operators (e.g., Neo Students) and is not listed under ANUK/Unipol Code of Standards, it is likely to fall under the general private rented sector regime once the Renters’ Rights Act is fully in force.

This means that current contracts will be converted to assured periodic tenancies (tenancies without fixed end date). Students are likely to be given statutory notice under Ground 4A. To understand more, read the section above which explains the effects of Renters’ Rights Act on private accommodation.

It is likely that many PBSA providers will seek accreditation to retain fixed-term models. Students should check their provider’s official website for updates.

3. Changes for students living in university-owned & managed accommodation:

University halls which are owned/managed by a higher educational institution are exempt from Renters’ Rights Act changes. This is due to the fact that universities provide accommodation under licence agreements rather than tenancies, meaning they fall outside much of the statutory framework governing private rented housing.

This means that universities can continue to offer fixed-term contracts and require students to leave at the end of the academic year in line with institutional policies. 

University can also ask for an advance booking fee and expect the payment for the full license period.

In short, students living or expecting to enter university accommodation will experience no changes.

Need more help?

If you are still unsure about your rights, or if your circumstances do not match those described above, please contact Students’ Union Advice Service who can signpost.

Other sources of advice include:

• Shelter England: www.shelter.org.uk (0808 800 4444)
• Citizens Advice: www.citizensadvice.org.uk
• Your local council housing advice service

Thank you to our work experience student Mariia who researched and wrote this news piece!