by House4Students 
The Renters (Reform) Bill is set to bring significant changes to how landlords operate in 2025. While much of the media coverage has focused on families in long-term rental homes, these reforms have direct implications for student landlords too — particularly around evictions, fixed-term tenancies, and rolling contracts.
But what exactly is changing — and how should you prepare?
📜 Section 21 Will Be Abolished
The headline change is the abolition of Section 21 ‘no-fault’ evictions. Once the law passes, landlords will no longer be able to end a tenancy without giving a valid reason, such as:
- Selling the property
- Wanting to move in
- Serious rent arrears or antisocial behaviour
This will apply to student properties as well, even though these are typically let on a fixed academic-year basis.
🧠 See our blog on rolling tenancies and student groups for more on why fixed joint lets still make sense in 2025.
📅 Fixed-Terms Will Be Replaced by Rolling Contracts
This is one of the most debated areas. Under the new rules, assured shorthold tenancies (ASTs) will become periodic from day one, meaning tenants can leave with just two months’ notice, even if you agreed to a 12-month let.
This could create issues for student landlords who typically let to a group of friends for a full academic year. If one tenant drops out, it could mean:
- An unexpected void
- Complex replacement scenarios
- Potential council tax liability if fewer than 3 students remain
👀 Check our post on joint tenancies and how to structure them for ideas to mitigate this risk.
🎓 Special Provisions for Students?
The government has indicated there will be exceptions for purpose-built student accommodation (PBSA) — but not necessarily for privately rented HMOs.
This creates a split:
- PBSA blocks may still be able to offer fixed-year contracts
- Private landlords may be forced to adopt flexible terms unless further exemptions are added
As of now, this is not final. For updates, follow the official UK Government page on the Renters (Reform) Bill here.
💡 What Should Landlords Do?
- Plan for rolling tenancies — Even if you agree a 12-month term, be ready for a tenant to leave mid-year.
- Prioritise whole-group lets — Joint tenancies reduce risk. Students are still likely to move in as a group and stay put.
- Start marketing early — Letting the property before the summer void is key.
- Use strong tenancy agreements — Make sure expectations are clear around group responsibility, deposits, and exit terms.
- Watch for legal updates — The final legislation may include carve-outs or transitional protections.
🔄 Why It Still Makes Sense to Rent to Students
Even with more flexible tenancies, student lettings still offer:
- Higher yields than single-lets
- Predictable demand (especially in university towns like Reading)
- Strong peer accountability (they often manage problems among themselves)
The key is to adapt, not panic. Smart structuring and proactive management will keep student landlords ahead of the curve.
Coming Soon: Look out for our 14 August blog on how interest rates affect student property finance — including what’s changed in 2025, lender appetite, and mortgage strategies.
