Written by Daniel Andrews, Partner & Solicitor, Cramp & Mullaney LLP
Last reviewed: April 2026
Students represent a significant proportion of private renters in England, and the Renters’ Rights Act 2025 affects student renters in ways that depend considerably on the type of accommodation they live in. Whether you live in purpose-built student accommodation or in a standard house or flat rented from a private landlord, it is worth understanding what the Act does and does not change for you.
Two Types of Accommodation, Two Different Positions
The most important distinction for student renters is between Purpose Built Student Accommodation and standard private rented accommodation. PBSA operators who meet specific conditions have a partial exemption from the periodic tenancy regime for new tenancies granted after 1 May 2026. Students renting standard houses or flats from private landlords have no such exemption and are subject to the full Renters’ Rights Act in the same way as any other private tenant.
Purpose Built Student Accommodation: The Exemption and Its Conditions
PBSA operators can continue to grant tenancies that align with the academic year, rather than converting to open-ended periodic tenancies, but only if the provider or its managing agent is a member of a government-approved code of practice. At the time of writing, two codes qualify: ANUK/Unipol for private purpose-built student accommodation and UUK for university-managed accommodation. The statutory instrument confirming this exemption was published on 20 March 2026.
Ground 4A is a new mandatory possession ground introduced specifically for PBSA, allowing providers to recover student accommodation between academic years. For the transitional period covering the 2025 to 2026 academic year, PBSA landlords wishing to rely on Ground 4A must serve written notice of their intention to do so on each tenant by 31 May 2026. This notice is separate from and in addition to the general Renters’ Rights Act Information Sheet that all landlords of existing tenants must provide. In the transitional period, the notice period for Ground 4A is expected to be two months rather than the usual four, given that four months from 1 May 2026 would fall after the end of the academic year, though the secondary legislation confirming this had not been formally published as of April 2026.
PBSA providers who have already entered into tenancy agreements for a September 2026 start should be aware that the exemption applies only from the date the tenancy is actually granted. Agreements entered into before 1 May 2026 for tenancies starting in September 2026 may create unintended complications. If this applies to you, please take legal advice as a matter of urgency.
Students in Standard Private Rented Accommodation
If you are a student renting a standard house or flat, whether in Eastbourne, Battle, or elsewhere in East Sussex, the full Renters’ Rights Act applies to your tenancy from 1 May 2026. Your tenancy becomes an Assured Periodic Tenancy. You can give two months’ written notice to leave at any time. Your landlord cannot serve a Section 21 notice after 30 April 2026. Rent can only increase once a year through the Form 4A process. You have the right to request a pet, you are protected against bidding wars, and the advance rent cap of one month applies to you.
This is a considerable improvement in the legal position of students in standard private lets, who have historically faced particular pressure around end-of-year evictions, bidding wars, and demands for multiple months’ rent in advance.
If you are a landlord or tenant in East Sussex and would like advice on how the Renters' Rights Act affects your situation, we would be happy to help. Cramp & Mullaney LLP has offices in Eastbourne at The White House, 97 South Street, Eastbourne, East Sussex, BN21 4LR and in Battle at 42A High Street, Battle, East Sussex, TN33 0EA. You can call our Eastbourne office on 01323 720581 or our Battle office on 01424 533222. We offer a fixed fee 30-minute initial consultation and act for both landlords and tenants across East Sussex and the wider South East.
This article is for general information only and does not constitute legal advice. If you need advice about your specific situation, please contact Cramp & Mullaney LLP on 01323 720581 (Eastbourne) or 01424 533222 (Battle), or email us at info@cmlaw.co.uk. We are authorised and regulated by the Solicitors Regulation Authority (SRA No. 598851).
