The upcoming academic year marks the first test of new possession rules for student landlords following changes introduced under the Renters’ Rights Act, according to Propertymark.
The legislation, which came into force in May 2026, abolished no-fault evictions and ended fixed-term tenancies, creating operational challenges for landlords of student Houses in Multiple Occupation (HMOs).
New possession ground introduced
To address concerns about the student lettings cycle, the reforms introduced Ground 4A, a new possession claim designed specifically for qualifying student HMOs. The provision allows landlords to regain possession of properties to make them available to new groups of students for the following academic year.
However, strict timelines apply. Transitional arrangements permitted landlords with tenancies starting before 1 May 2026 to serve Ground 4A notices between 1 May and 31 July 2026 with two months’ notice, rather than the standard four months. Notices served during that period remain valid for possession claims between 1 June and 30 September 2026.
“In practice, landlords who did not use the transitional arrangements are unlikely to obtain possession under Ground 4A during the remaining 2026 window,” Propertymark stated.
Any new Ground 4A notice must now follow the standard four-month notice requirement, effectively preventing landlords from securing possession for the current academic year if they missed the transitional deadline.
Market implications
The changes create uncertainty for student property investors. Under the new system, tenants can terminate their tenancies after exams or partway through the academic year, potentially leaving landlords with difficult-to-fill voids outside the standard letting cycle.
This development follows broader challenges in the rental sector, where landlords have faced increasing regulatory pressures. The student accommodation market represents a significant portion of the buy-to-let sector, particularly in university towns and cities.
Propertymark advised agents to review affected cases carefully and plan for summer 2027. The organisation cautioned that while other possession grounds may be available depending on circumstances, landlords should not assume Ground 4A can be used outside its specific conditions.
The coming months will provide the first practical test of how the new possession framework operates within the student lettings market, with implications for property investors holding student HMO portfolios across the UK.
