Good news for student landlords navigating the Renters’ Right Act implementation. Landlords of student HMO properties will be able to serve 2 months notice from 1st May 2026 when using Section 8, Ground 4a (the student possession ground). This is a temporary measure and the notice will revert to 4 months notice from 31st July 2026.
The temporary change is designed to help landlords (moving from fixed-term contracts to the new periodic tenancy system) regain possession in time for the September student intake.
This dispensation is for student HMO landlords, who signed the tenancy before 1st May 2026. Notice to be served between 1st May and 31st July 2026. After 31st July 2026 you will need to give a minimum of four months’ notice if you want to use the ground. To use Ground 4a, landlords must give prior notice of the possession notice – this will need to be served in writing before 31 May 2026 if using the 4a ground for 2025/2026 student tenants.
This temporary allowance will ensure properties are available for the new cohort of students starting the new academic year this autumn.
Read the updated ‘Ending a Tenancy’ guide here; Renting out your property: guidance for landlords and letting agents – Ending a tenancy – Guidance – GOV.UK