Student Landlord Compliance Checklist 2026 — AST Abolition Explained

The Biggest Change for Student Landlords: No More Fixed-Term ASTs

For as long as most private student landlords can remember, the model was simple: grant a 12-month fixed-term Assured Shorthold Tenancy running July to June (or September to August), tenants move out at the end of the term, you re-let to the next cohort.

That model is now unlawful. From 1 May 2026, the Renters' Rights Act abolished fixed-term ASTs entirely. Every tenancy — including student lets — must now be a periodic (rolling) tenancy. There is no equivalent of a fixed end date.

Existing fixed-term student tenancies that were in place on 1 May 2026 automatically converted to periodic tenancies on that date. New tenancies started after 1 May 2026 must be granted as periodic tenancies from the outset.

What Is a Periodic Tenancy?

A periodic tenancy rolls forward automatically each rental period (typically monthly, sometimes weekly) until either the tenant or the landlord ends it. There is no built-in end date. Key features:

• Tenant can leave by giving 2 months' written notice at any time
• Landlord can end the tenancy only by using a statutory Section 8 ground for possession — there is no equivalent of "the term has ended"
• Rent increases can only happen once per year via the new Section 13 notice process
• All other terms (rent level, property condition, obligations) remain in force

August 2026 Renewals — What Student Landlords Must Do

The August–September changeover period is the most affected moment for student landlords. Here is what changes and what you must do:

If your current students are staying on

• No new tenancy agreement is needed — the existing periodic tenancy continues automatically
• If you want to increase rent, you must use the new Section 13 notice — a prescribed form served at least 2 months before the proposed increase date. You cannot simply write a new tenancy with a higher rent figure.
• You must re-issue safety certificates (Gas Safety Certificate annually, check EICR expiry)

If existing students are leaving and new ones moving in

• Existing tenants must give 2 months' written notice to end their tenancy — you cannot rely on an end-of-term date
• If tenants leave on time, grant a new periodic tenancy to the incoming student group
• Issue the Renters' Rights Act Information Sheet to every new tenant before or at the start of their tenancy
• Re-protect the new deposit in an approved scheme within 30 days
• Ensure all safety certificates are current

If existing students refuse to leave

This is the scenario most student landlords are concerned about. Without the end of a fixed term, there is no automatic right to possession. You must:

• Serve a Section 8 notice citing an applicable ground — but note that most of the mandatory grounds (Ground 8 rent arrears, Ground 1A moving in) require specific circumstances
• If students have paid their rent and haven't breached the tenancy, there may be no immediate ground available
• Seek specialist legal advice from a property solicitor as early as possible — ideally by May 2026 for August changeovers

Is Student Accommodation Exempt?

Purpose-built student accommodation (PBSA) — such as university halls, Unite Students, and similar dedicated student accommodation operated under a contractual licence rather than an AST — is largely outside the scope of the Renters' Rights Act.

Private landlords letting houses or flats to students under Assured Shorthold Tenancies are fully subject to the Act. There is no student exemption in the Renters' Rights Act 2026 for private landlords.

If you're a private landlord who has been letting student houses on ASTs, the Act applies to you in full.

The Mandatory Information Sheet — Student Tenants

Every student tenant must receive the official Renters' Rights Act Information Sheet. For a joint tenancy signed by 4 students, all 4 must receive their own copy. This is a statutory requirement — failing to issue it carries a fine of up to £7,000.

The Information Sheet must be provided:

• To new students — at or before the start of their tenancy
• To returning students on a continuing periodic tenancy — issue it if you haven't already

Download the official Information Sheet free from gov.uk.

Safety Certificates — August Renewal Checklist

Every time new student tenants move in, check these are all current:

Deposit Protection for Student Lets

Every deposit must be protected in a government-approved scheme (DPS, MyDeposits, TDS) within 30 days of receipt. When new student tenants move in, you must:

• Register the new deposit within 30 days
• Return the previous tenants' deposit within 10 days (if undisputed)
• Provide each new tenant with the Prescribed Information about deposit protection

Failure to protect a deposit carries a fine of 1 to 3 times the deposit amount.

Student Landlord Compliance Checklist — August 2026

1. ✅ Confirm existing students have given 2 months' written notice if leaving
2. ✅ Issue Information Sheet to all new student tenants
3. ✅ Grant new periodic tenancy (not fixed-term) to incoming students
4. ✅ Protect new deposit within 30 days and provide Prescribed Information
5. ✅ Book annual Gas Safety inspection if certificate is due
6. ✅ Check EICR is within 5 years
7. ✅ Confirm EPC is current and Band E or above
8. ✅ Test smoke alarms on every storey and CO alarms
9. ✅ If HMO — confirm licence is current and covers occupant numbers
10. ✅ If increasing rent — serve Section 13 notice at least 2 months before increase date

Frequently Asked Questions — Student Landlords 2026