What Landlords Need to Know About New Anti-Eviction Measures (Update)

It’s finally happening: Section 21 is being scrapped.

The UK government’s Renters’ Reform Bill is now well underway, and one of the biggest changes for landlords is the end of the so-called “no-fault eviction.” This is a seismic shift in the private rental sector — and student landlords need to get ahead of the curve.

But don’t panic. If you let to student groups, the rules (thankfully) come with some flexibility.

🔍 What’s Changing Exactly?

Section 21 of the Housing Act 1988 allowed landlords to evict tenants at the end of a fixed term without giving a specific reason — provided they gave at least two months’ notice. Under the new rules, this will be abolished.

All tenancies will become rolling periodic contracts by default, with new rules about notice periods, grounds for possession, and responsibilities for both landlords and tenants.

👩‍🎓 How Does This Affect Student Properties?

Letting to students — especially in Houses in Multiple Occupation (HMOs) — is different from renting to families or professionals. The government recognises this, which is why they’ve promised some exemptions to help student landlords operate within academic cycles.

Here’s what’s currently proposed (though not yet finalised):

• Student HMOs may retain fixed-term contracts
• Landlords could still ask students to leave at the end of the academic year, provided this is built into the agreement from the outset
• But the process will require clear evidence that the property is intended for the next student cohort — and not being re-let on a casual basis

⚠️ Risks and Grey Areas

While the intention is to protect student landlords from mid-year voids, there are still risks and unknowns:

• If one tenant drops out, can you require the rest to stay? (Joint tenancy still helps here.)
• Will councils interpret the rules fairly for mixed-use properties or smaller student lets?
• What happens if a student refuses to leave at the end of term? The eviction process could get slower and messier.

🛡️ Practical Steps You Should Take Now

1. Review your tenancy agreements
   • Make sure they’re clear on the start/end dates and the joint responsibility of the group.
2. Let to full groups where possible
   • Not only does this reduce council tax liability risk (as students are exempt), but joint responsibility means the group has to replace any dropouts — not you.
3. Avoid voids by starting marketing early
   • Most landlords now start marketing in January for the following September. Aim to secure tenancies before summer.
4. Don’t rely on no-fault evictions
   • Going forward, you’ll need a valid reason — such as rent arrears, serious breaches, or needing to move back in yourself.
5. Keep documentation in order
   • Tenancy agreements, communications, deposit records — all will be more important than ever in defending your position.

🧠 Final Thoughts

The death of Section 21 is part of a broader shift in power towards tenants. That’s not always a bad thing — but it does mean landlords need to tighten up processes and stay informed.

For student properties, the government seems to understand the need for fixed terms and academic cycles. But the devil will be in the detail, and every landlord needs to prepare for a world where you can’t just ask a tenant to leave because it’s convenient.

House4Students will continue to monitor updates to the legislation — and we’ll be here to support landlords as the rules change.

✅ Coming Soon:

August Blog: “Should You Go All Inclusive? Pros and Cons of Bundling Bills in Student Housing”