England's Renters' Rights Act 2025 rewrites student tenancy rules from May 2026, including a one-month advance-rent cap

What changed on 1 May 2026

The Renters' Rights Act 2025 came into force in England on 1 May 2026, confirmed by the University of York . The law rewrites private tenancy rules, including the off-campus rental market where many European students live. It applies to England only. Scotland, Wales and Northern Ireland run separate tenancy systems, so check local rules if you study outside England.

The changes matter most for students arriving from abroad. Without a UK credit history or a local guarantor, landlords often asked for large upfront payments before this law, sometimes a full year of rent at once. That practice sat outside what most students could afford and pushed many toward informal, unprotected arrangements. The Act removes that option for standard private tenancies.

Advance rent capped at one month

Landlords and letting agents no longer request more than one month's rent in advance once you agree a tenancy, according to The Blueground . If a landlord still asks for several months upfront to cover the risk of renting to an international tenant, that request breaks the law. Report it to your local council or students' union.

If you struggle to prove income or credit history, ask about a UK-based rent guarantor service or guarantee insurance instead of offering extra months of rent. These products satisfy a landlord's risk concern without you paying rent you have not yet used.

Deposits stay the same

Deposit rules did not change. Your deposit remains capped at five weeks' rent for tenancies under £50,000 a year, and your landlord still places it in a government-backed protection scheme within 30 days of receiving it. Ask for your protection certificate and keep it with your tenancy paperwork, since you need it if a dispute over your deposit comes up at the end of the tenancy.

No more Section 21 no-fault evictions

Landlords previously ended a tenancy with two months' notice and no stated reason, known as a Section 21 notice. Under the new rules, a landlord needs a valid legal ground for possession, such as selling the property or a family member moving in, per the University of York's guidance. This gives you more security to plan a full academic year in one home, rather than budgeting for a possible mid-year move.

Student accommodation works under different rules

Most purpose-built student accommodation (PBSA) sits outside the core tenancy rules. Providers signed up to an approved code of practice, such as ANUK or Unipol, still offer fixed-term contracts tied to the academic year and still ask for more than one month's rent in advance. Check which category your building falls into before you compare offers, since a PBSA room and a private flat now follow different rules on advance payments, contract length and how a tenancy ends.

Before you sign

• Confirm whether your building is a private tenancy or PBSA under a recognised code.

• Refuse any request for more than one month's advance rent on a private tenancy.

• Get your deposit protection certificate within 30 days of paying.

• Keep your tenancy agreement and any eviction notice on file, since landlords now need a stated legal ground to ask you to leave.

• Ask about a guarantor service if a landlord pushes back on paying month by month.

• Contact your students' union housing team if a landlord asks for terms that look like they break these rules.

Sources

• The Blueground: International Student Guide to the UK Renters' Rights Act
• University of York: Renters' Rights Act