What’s actually changing (and when)?

The Renters’ Rights Act is the biggest change to renting in decades, and it starts from 1 May 2026. 

The main headlines are:

• Renting will be more flexible.
• Evictions will have stronger rules.
• Standards will improve (gradually!).
• Students in shared houses (HMOs) have some special rules.

At Bristol SU, we don’t have all the answers yet, but we do know the key things students need to look out for.

The Government’s ‘Guide to The Renters’ Rights Act’ outlines the changes and we have summarised some of the biggest changes impacting students on this page. 

Introducing Rolling Contracts

Fixed 12‑month student contracts? Yep… they’re going!

From 1 May 2026, all new tenancies become rolling monthly contracts (officially called “Assured Periodic Tenancies”). This means:

• Your tenancy renews every month, not every year.
• It’s illegal to be locked in for a full 12-month contract.
• You can give 2 months’ notice when you want to leave the property. This is usually linked to your rent payment date.

Rent, notice periods and ending your tenancy

This section summarises what you need to know about your rent and moving out, or in some cases being kicked out.

Rent increases

• Your landlord will not be able to increase your rent more than once a year. They must give you at least 2 months’ notice of this increase and follow a formal, legal process.
• There is also no pressure to accept “informal” increases. This could be something like “We got you a new dishwasher, so your rent will go up by £50 a month”.

Upfront Rent

Landlords can’t ask for more than one month’s rent in advance.

You can choose to pay more if it helps you budget, but now it must be your choice, not the landlords.

Rent bidding

There will be no more rent bidding wars.

Landlords and agents can’t:

• Invite higher offers
• Accept higher bids from competing tenants

This means that all properties will need to be advertised at a fixed rent when you are searching for your new home. No auctions. No Bidding wars and no sneaky “what will you offer?” moments from agents.

Evictions

The old Section 21 “no‑fault” eviction is being abolished.

Landlords will need a specific legal reason to evict (like rent arrears or antisocial behaviour).

For student HMOs, there’s a special rule (Ground 4A) that lets landlords regain the property for the next academic year, but they must give at least 4 months’ notice and follow a strict legal process.

What This Means for Students (Halls, HMOs & Shared Houses)

In private rented housing

These changes apply to:

• Shared student houses (HMOs)
• Private flats
• Houses with student joint tenancies

You’ll notice the shift to rolling contracts and clearer rules on notice, rent increases and eviction.

If you live in Uni Halls or Purpose Built Student Accommodation

Most purpose-built student accommodation and university halls won’t change. They can still offer fixed-term contracts that follow the academic year.

Lodgers

If you live with your landlord, your rights won’t change under this Act.

What Bristol SU is doing to help you

Our Housing Advice Team and Bristol SU Lettings are working with partners across the region to make sure students know what’s changing and what it means for them.

We Rent Campaign

You can check out the We Rent Campaign which is in collaboration with 30 other organisations across the region.

Some useful links from the experts

Shelter, the national housing and homelessness charity has summarised the changes into a table, which also includes a video. You can make your voice heard and contribute to shaping their next housing campaign.

Generation Rent’s mission is that every home in the private rented sector is safe, secure and affordable. Sign up for updates on the Renters’ Rights Act website. This page also contains an easily digestible summary of the changes that will be introduced.

The ‘Renting is Changing’ Housing Hub on the Government’s website. It’s aimed at landlords but has clearly written information about the changes on there and a short video.