Students like new tenancy freedoms – but landlords warn of higher rents

The introduction of the Renters’ Rights Act in May marked a significant shift in tenant protections across England, hailed as the most substantial reform in a generation. This legislation has brought enhanced stability and security to millions renting from private landlords. One notable effect has been the transformation of the student rental market, presenting new challenges for landlords as tenants are no longer bound to fixed-term contracts, but instead have more freedom to end their agreements partway through what would traditionally have been the academic year.

Eddie Lever, a student who recently completed his first year at the University of Exeter, found himself benefiting from these changes. After deciding to transfer to the University of York to study international relations, Eddie faced a dilemma: he had already signed a tenancy agreement for the upcoming year at Exeter. However, due to the Renters’ Rights Act, he was able to give just two months’ notice to end his contract, rather than being locked into a full year’s rent. This was possible because the Act abolished fixed-term tenancies in favour of rolling contracts, which allow rent payments on a weekly or monthly basis without a set end date. University-owned halls of residence and purpose-built student accommodation remain exempt, retaining fixed-term contracts, so this change predominantly affects those renting from private landlords.

Eddie explains, “If the Renters’ Rights Act wasn’t a thing, I don’t think I would have been able to move universities because I would have been locked into the full [year] contract. It would have made it unaffordable.” His early exit from a joint tenancy also ended the lease for his entire household, though fortunately he was able to find a friend to take over his room, allowing his housemates to continue renting the property. He recognizes this scenario could be more difficult without such a replacement, but believes the flexibility is vital for students who may encounter unexpected changes or conflicts during the year. Lewis Wilson, vice president for higher education at the National Union of Students, adds that the law has allowed students to save money by moving out in the summer rather than paying rent beyond the academic term. He also highlights the wider protections from eviction without cause, reassuring tenants who want to request repairs without fear of retaliation.

Nevertheless, the increased tenant freedom does create uncertainties for landlords. The Act provides a specific eviction ground allowing landlords to regain properties rented to student groups at the end of the academic year if they plan to re-let to other students, but early terminations during the year remain a concern. Chris Norris, chief policy officer at the National Residential Landlords Association, notes the risk is particularly pronounced with students, who might move out after just a few months due to personal circumstances, unlike families more likely to stay for longer terms. This unpredictability makes it harder for landlords to plan, especially when it comes to summer vacancies. Some landlords might respond by raising monthly rents to cover periods when properties are empty, and a few might even decide to leave the student rental market entirely, which could reduce availability and push prices up.

Student landlord Sue Lawes, who lets three shared houses in Norwich, expresses her unease at the changes. To mitigate risks, she has moved tenancy start dates earlier in the summer but worries that if tenants end leases mid-year, she will struggle to cover the fixed costs of mortgage, council tax, and utilities when properties stand empty. While she supports the legislation’s goal of providing tenants with greater security and rights—especially the ability to move out if landlords neglect repairs—she is concerned landlords will have to raise rents, making it more expensive for students. Sue argues for the option to offer fixed-term contracts aligned with academic years to prevent summer vacancies, warning, “Landlords are going to find it very, very hard to absorb those void periods. Landlords will put prices up and students are going to pay.

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