How the Renters' Rights Act will affect students living in private halls
There are major changes to legislation coming on 1 May 2026, that affect how you rent private student accommodation. It’s important that you understand these changes as they could impact your living and financial situation. It's always a good idea to keep communications open with your accommodation provider, so that you can ask questions and ensure that there are no misunderstandings.
The information below is relevant to students who are currently renting a room in a private hall and have a fixed term Assured Shorthold Tenancy Agreement. If you are unsure which type of tenancy you have, read about them here [link].
If you are living in a shared house or flat, please visit this page [link], as the legislation is different for this type of accommodation.
In this section:
Check what type of tenancy agreement you have
Assured Shorthold Tenancies will be replaced with Assured Periodic Tenancies or Common Law Tenancies
Current Assured Shorthold tenancies
Booking after 1 May 2026
The National Code
The differences between an Assured Shorthold Tenancy, Assured Periodic Tenancy and Common Law Tenancy
Paying rent upfront
Notice to quit the Assured Periodic Tenancy
Communication with your accommodation provider
Advice for specific circumstances
How to get support
Check what type of tenancy agreement you have
These changes will affect those students who have signed Assured Shorthold Tenancy Agreements.
You can check which type you have by looking at the language used on the contract.
Assured Shorthold Tenancy - The document may state ‘Assured Shorthold Tenancy’ in the title and you are referred to as a ‘tenant’ throughout the contract.
Licence Agreement – The document may state ‘Licence Agreement in the title and you are referred to as a ‘licensee’ on the contract. Please visit this page [link] for information relevant to you.
Assured Shorthold Tenancies will be replaced with Assured Periodic Tenancies or Common Law Tenancies
If you are currently living in a private hall or larger student development, also known as purpose built student accommodation (PBSA), your Assured Shorthold Tenancy Agreement will be replaced with another type of tenancy on 1 May 2026. This is also the case for students living in other types of properties such as houses and flats.
The type of tenancy you are offered after 1 May will be determined by whether the private hall is a member of the National Code [Link]. Read more about the National Code in the section below or visit the website [link].
To find out if your hall is a member search the members directory.
Current Assured Shorthold Tenancies
If you currently have a signed Assured Shorthold Tenancy with a fixed end date, it will convert to an Assured Periodic Tenancy, with no end date (also known as a rolling tenancy).
Booking after 1 May 2026
If you are booking a room in a private hall after 1 May and the provider is a member of the National Code, you will be offered a Common Law Tenancy, which is another type of fixed term tenancy, meaning you will need to move out by the date specified in your contract.
If the hall is not a National Code member you will be offered an Assured Periodic Tenancy with no end date. This is also known as a rolling tenancy.
To find out if your hall is a member search the members directory.
The National Code
Private halls can voluntarily become members of the National Code [link] – an accreditation scheme which ensures better standards for accommodation. They must comply with good practice standards that relate to both the physical condition of a building as well as its day-to-day management. They are also vetted to check they are meeting the standards of the National Code.
The differences between an Assured Shorthold Tenancy, Assured Periodic Tenancy and Common Law Tenancy
Assured Shorthold Tenancies:
Assured Periodic Tenancies:
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To end the tenancy, tenants must give two full months’ notice to quit. Alternatively, there must be mutual agreement between the landlord and tenant to end the tenancy or by the landlord obtaining possession following service of an appropriate notice. See Ground4A Notice for details [insert relevant link].
Common Law Tenancies
Paying rent upfront
Private halls who are National Code members and offer Common Law Tenancies, can request rent upfront, this could be up to the full amount for the rental period.
Those who are not members and who offer an Assured Periodic Tenancy can only request a maximum of one months’ rent upfront.
Notice to quit the Assured Periodic Tenancy
With the new type of periodic tenancy, you will need to give notice to your accommodation provider to end your tenancy, as there is no fixed end date in a rolling tenancy. This means you will need to tell them in writing when you wish to end the tenancy and move out.
The notice period is 2 full months’ notice. Check your tenancy agreement to see if there are intructions to how notice should be given. If you need to give notice by post, you will need to allow additional days for postal delivery. If there are no details on how notice should be given, it must still be in writing, so email should be sufficient and quicker.
For example:
If you wish to end the tenancy and move out of the property on 31 March 2027, you will need to give notice in writing to the accommodation provider on 31 January 2027. However, if notice is given a couple of days later on 2 February 2027 the tenancy will end on 30 April 2027, so you will pay an extra months’ rent, as the notice period needs to be 2 full months.
Communicate with your accommodation provider
Keeping communication open with your accommodation provider will help you to understand the upcoming changes to your tenancy. They should be able answer your questions and explain anything that you don’t understand.
Advice specific to students in the following circumstances:
Staying on in the same hall, signed a tenancy for next academic year before 1 May 2026
On 1 May, your current Assured Shorthold Tenancy which has an end date, will convert to an Assured Periodic Tenancy, which has no end date. It becomes a rolling tenancy.
You have not yet signed a tenancy for next year, but intend to stay on in the same hall or look for a new hall after 1 May 2026
If the private hall is a member of the National Code, you will be offered a Common Law Tenancy, a type of fixed term contract, when booking after 1 May.
If the hall is not a member of the National Code, you should be offered an Assured Periodic Tenancy, also known as a rolling contract and you will need to give 2 months' notice to quit when you intend to move out.
Final year or leaving studies at the end of the academic year
You will need to give 2 full months’ notice in writing to your hall, to end your current tenancy.
You intend to leave your current hall at the end of the academic year and have signed a tenancy agreement for a house or flat for next year. You did this before 1 May 2026.
You will need to give 2 full months’ notice in writing to your hall, to end your current tenancy as it will convert to a periodic tenancy on 1 May.
The tenancy agreement for your new property will convert to an Assured Periodic Tenancy on 1 May.
You can get advice if the landlord does not comply with new legislation after 1 May.
You have not yet signed a tenancy agreement for a house or flat for next year, but intend to do so after 1 May 2026
You will need to give 2 full months’ notice in writing to your hall, to end your current tenancy as it will convert to a periodic tenancy on 1 May.
For your next property the landlord or agent must offer you an Assured Periodic Tenancy agreement.
You can get advice if the landlord does not comply with new legislation after 1 May.
You require a guarantor to rent a property
You may be asked by a landlord to provide a guarantor – this is usually someone who is a homeowner in the UK who voluntarily signs a guarantee to pay your rent on your behalf, should you not be able to pay. Some private halls will accept non-UK guarantors, you should contact the hall to check.
If you do not have a guarantor, there are companies who will act as your guarantor, for a fee. These can be found online by searching for UK guarantor companies. You should research the companies carefully.
If you are struggling to book accommodation because you do not have a guarantor, you can get support from Liverpool Student Homes. There maybe options to negotiate with the accommodation provider, depending upon your individual circumstances. Liverpool Student homes will provide advice but cannot act as a guarantor.
How to get support
If you need further advice and guidance you can contact your university, Students’ Union and Liverpool Student Homes.