Introduction
Student HMO landlords are used to working around the academic year. September start dates, summer end dates and early renewal conversations have been the backbone of student letting for years.
From May 2026, the Renters’ Rights Act will significantly change how student lets operate. Fixed-term tenancies will be replaced by periodic tenancies, and with that comes a shift in how landlords need to think about “renewals”, notice and risk.
This article explains what’s changing, where the risks sit for student HMOs, and how landlords can adapt without losing control of their rental income.
What’s Changing Under the Renters’ Rights Act?
The Renters’ Rights Act introduces several changes that directly affect student lets.
Fixed-Term Student Tenancies Are Ending
Landlords will no longer be able to issue fixed-term ASTs. All tenancies will operate as periodic tenancies, continuing until ended by valid notice.
For student landlords, this removes the certainty of a known end date that aligns with the academic year.
Section 21 Is Being Abolished
No-fault evictions will end. If a landlord needs possession, they must rely on a valid legal ground under Section 8.
Students Can Give Notice at Any Point
Students will be able to give two months’ notice at any time during the tenancy. This creates challenges for landlords who previously relied on tenancies naturally ending at the end of the academic year.
Why This Matters for Student HMOs
Most student HMOs are let on joint tenancies, and this is where one of the biggest risks now sits.
One Tenant’s Notice Can End the Entire Tenancy
Under a joint periodic tenancy, if one tenant serves valid notice, it can bring the tenancy to an end for all occupants.
In practice, that means:
- One student finishing their course early
- One tenant deciding to move home after exams
- One tenant dropping out mid-year
…could trigger the end of the whole tenancy, even if the remaining students want to stay.
This is a significant shift from the fixed-term model and is something student landlords need to factor into their planning.
The Student Let Renewal Challenges
Traditionally, student landlords would:
- Agree renewals early in the year
- Secure the next academic cycle
- Avoid summer voids
Under periodic tenancies, there are no renewals to secure.
Instead, landlords need to shift their focus from renewing contracts to managing tenant intent and risk.
Practical Steps for Student and HMO Landlords
1. Plan Around Tenant Intent, Not Renewals
Although you won’t be renewing student tenancies in the traditional sense, early conversations are still essential.
Speaking to tenants in late winter or early spring can help you understand:
- Who is likely to stay
- Who may be considering leaving after exams
- Whether there is a risk of notice being served
These discussions aren’t about locking tenants in — they’re about reducing surprises and planning ahead.
2. Be Aware of the Joint Tenancy Risk
Landlords should be clear on how joint periodic tenancies operate.
If one tenant gives notice, it may end the tenancy for everyone. This means:
- Replacement tenants may need to be found quickly
- Entire properties may need to be re-let unexpectedly
- Summer voids may occur even where most tenants intended to stay
Understanding this risk allows landlords to plan marketing and contingency strategies earlier.
3. Build Local Student Demand Channels
Rather than relying purely on open-market advertising or generic placement services, student landlords should consider building links with local universities and student accommodation services.
In Greater Manchester, organisations such as Manchester Student Homes, which works with the University of Manchester and the University of Salford, provide access to students actively seeking private accommodation throughout the year.
This can be particularly useful if a tenancy ends outside the usual September cycle.
4. Prepare for More Flexible Letting Patterns
The move to periodic tenancies is likely to increase:
- Mid-year moves
- Short-notice departures
- Demand from postgraduate and international students arriving outside the main intake
Landlords who adapt their processes and marketing to accommodate these patterns will be better placed to minimise void periods.
5. Communicate Clearly With Student Tenants
Clear, upfront communication is more important than ever.
Students should understand:
- How notice works under a periodic tenancy
- How their actions may affect other tenants in a joint tenancy
- The importance of communicating plans early
This can help reduce disputes and last-minute issues.
Final Thoughts
The Renters’ Rights Act removes the certainty student landlords have relied on for years. Fixed-term renewals will no longer protect the academic letting cycle, and joint tenancies carry new risks that must be actively managed.
Landlords who adjust their approach – focusing on tenant intent, communication and local demand channels – will be best placed to navigate these changes successfully.
If you’re a student HMO landlord unsure how the Renters’ Rights Act will affect your properties, Confidence Property can help you plan for the changes ahead with practical, local advice.
