How to Prepare for the 2026 Tenant Law Rollout

With sweeping changes to tenancy law due to arrive in April 2026, student landlords need to be more proactive than most. While Purpose-Built Student Accommodation (PBSA) may get a formal exemption, private HMOs are still in the grey zone — and the consequences of getting caught out could be costly.

Here’s what we know, and how you can stay ahead.

1. What’s Changing in April 2026?

The Renters’ Reform Bill (expected to pass into law by spring) introduces:

• Rolling tenancies (periodic contracts) as standard — replacing fixed terms
• The end of Section 21 evictions (no-fault notices)
• Standardised grounds for possession (e.g. breach, sale, redevelopment)
• A new national landlord register
• Longer notice periods for landlords (up to 4 months in some cases)

These changes will apply to most new tenancies from April 2026, with existing ones converted to periodic at a later date (likely 2027).

What’s still unclear:

• Whether student HMOs on joint tenancies will be fully exempt
• If landlords can still issue fixed 12-month terms linked to the academic year

As of now, you can still issue fixed-term contracts — and we recommend doing so while it’s permitted.

2. Key Risks for Student Landlords

• Mid-year leavers: With rolling tenancies, students could leave with just 2 months’ notice — even if their housemates want to stay
• Part-empty HMOs: If one tenant leaves, you could be left with a room that’s hard to fill mid-term
• Unclear renewals: Without a defined end date, getting properties ready for summer works or re-letting becomes trickier
• Tenancy mismanagement: Agents who don’t understand the rules may offer advice that exposes you to legal or financial risk

3. What You Should Do Now

✅ Use fixed-term contracts now – Joint ASTs with a clear 12-month cycle are still legal and offer more control for this academic year

✅ Review tenancy agreements – Include group liability, replacement procedures, and early-leaver clauses that align with future flexibility

✅ Educate your tenants – Explain the benefits of fixed terms, and why commitment protects the group dynamic

✅ Speak to your agent – Make sure they understand the coming changes, and aren’t using outdated templates or assumptions

✅ Stay alert – Subscribe to NRLA or Unipol alerts for the final wording and timelines of the new law

✅ Plan for worst-case scenarios – What happens if 2 out of 5 tenants leave in March? Who replaces them? Who pays the bills?

4. Who’s Responsible — Agent or Landlord?

This catches many hands-off landlords out.

• Even if you use a letting agent, you are still legally responsible for ensuring tenancy agreements are compliant with current law.
• If your agent uses outdated templates or misses legal changes, you carry the liability — not them.

✅ Always review the agreement yourself or have it checked by a qualified advisor (NRLA, solicitor, etc.)

As for the new landlord registration scheme (coming under Renters’ Reform):

• You, the landlord, must register — even if the property is managed by an agent
• Agents may assist or submit on your behalf, but the duty sits with you
• Failing to register could mean fines, invalid notices, or loss of possession rights

✅ Confirm in writing whether your agent will handle the registration — and keep your own records regardless

This is your property. Don’t assume your agent is on top of everything.

Final Word

The 2026 law rollout won’t just affect the legal structure of tenancies — it will affect your ability to plan, re-let, and manage risk.

The best move? Stay in control now with fixed terms, informed tenants, and well-written agreements — before those tools are taken away.