by House4Students 
The Renters’ Reform Bill is moving closer to reality — and for student landlords, it could change everything. The end of fixed-term ASTs, rolling tenancies by default, and stricter notice periods are all on the table.
But what does this mean for student HMOs in practice? Are exemptions coming? And how should landlords prepare now?
Here’s what we know (and what we don’t) as of November 2025.
1. What the Renters’ Reform Bill Proposes
The Renters’ Reform Bill — first introduced in 2023 and still going through the final legislative process — includes several core proposals:
- Abolishing Section 21 ‘no fault’ evictions
- Making periodic tenancies (rolling contracts) the new standard — even for student lets
- Extending minimum notice periods for landlords and tenants (likely 2 months from tenant, 4 months from landlord in most cases)
- Creating a new national landlord register
- Standardising grounds for possession to protect landlords (e.g. if tenants breach contract or the landlord wants to sell)
The government has suggested that some exemptions may apply for Purpose-Built Student Accommodation (PBSA), but clarity around private student HMOs is still lacking.
(Source: GOV.UK – Renters’ Reform Progress)
2. What’s Still Unclear (and Why It Matters)
As of November 2025, several questions remain:
- Will shared student houses be exempt from rolling tenancies if they’re let on joint contracts?
- Will student landlords still be able to issue 12-month fixed terms that end with the academic year?
- What happens if one student leaves mid-year — can they be replaced, or does the whole tenancy roll on?
There’s strong lobbying from NRLA, Unipol and Universities UK to maintain academic-cycle fixed tenancies for private student housing — but no guarantee that will happen.
A few clarifications:
- If you let to a joint group on a single tenancy, one tenant can’t just walk away without the others’ agreement — the liability is shared.
- PBSA (Purpose-Built Student Accommodation) is expected to be formally exempt from the rolling tenancy rules. Why? Because it’s treated as a form of quasi-institutional housing — with student-only design, on-site management, and block licensing structures. Private HMOs, even if student-focused, do not currently qualify for the same exemption.
- The new rules are not yet in force. As of November 2025, landlords can still issue 12-month fixed-term ASTs, and are expected to be able to do so until at least April 2026 when the legislation is likely to commence.
What this means in practice:
- Use this academic year wisely — keep using fixed terms, tighten your group contracts, and prepare for possible change.
- If the law does change, consider how you might encourage longer stays — such as offering a loyalty discount, guaranteed summer storage, or priority rebooking options for returning tenants.
3. What Student Landlords Should Do Now
While the details are being finalised, there are proactive steps landlords can take:
- Switch to joint tenancies if you haven’t already — easier to manage and more cohesive for group lets
- Educate tenants on the value of a full-year contract and how it protects their group dynamic
- Review your tenancy agreements with a solicitor — especially clauses around early termination, replacements, and group liability
- Plan for higher turnover risk — including building float for voids or carrying costs if rooms go empty
- Document all communications and expectations upfront — to reduce dispute risk if tenancies shift mid-term
Also consider investing in marketing and viewings early in the cycle — if tenancies become open-ended, you may be competing for tenants all year round, not just Jan–May.
Final Word
The Renters’ Reform Bill hasn’t landed yet — but the direction is clear. Student landlords need to prepare for a world where rolling contracts, tenant-friendly rules, and reduced control are the new normal.
We’ll update again when the final legislation drops — but now is the time to check your structures, legal wording, and tenant communications.
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