For decades, the student rental market has operated on a predictable rhythm. Students move out in late spring, properties are cleaned and maintained, and by September, the next cohort arrives. But that rhythm is under threat. The Renters’ Rights Bill, set to reshape tenancy rules across England, is leaving landlords uncertain—and for some, it’s prompting them to reconsider whether to stay in the student housing sector at all.
Sarah’s Summer Dilemma
Sarah, a landlord managing three student properties near a large university in the Midlands, is already feeling the pressure. For her, summer is not just a vacation; it’s the only time to carry out essential maintenance and upgrades.
“If I don’t know when my tenants are leaving, I can’t plan anything,” Sarah explains. “Open-ended tenancies don’t allow us to plan. It creates uncertainty for contractors, landlords, students. It’s going to be a nightmare for all of us.”
Sarah’s concerns echo the findings of the National Residential Landlords Association (NRLA), which surveyed its members and collected testimony from landlords across the country. According to their data, uncertainty over tenancy length is the biggest concern for student landlords.
Lessons from Scotland
The NRLA points to Scotland as a cautionary tale. When fixed-term tenancies were abolished and replaced with rolling open-ended agreements, around 40,000 private rented homes disappeared from the market. Landlords struggled to plan maintenance and upgrades, and many exited the sector entirely.
“For student landlords, the stakes are particularly high,” says an NRLA spokesperson. “Without the ability to plan summer voids, landlords can’t maintain properties, and students may find themselves with fewer quality options.”
Small Lets, Big Problems
The Renters’ Rights Bill includes Ground 4A, a provision intended to allow student landlords to regain possession at the end of the academic year. But there’s a catch: it only applies to properties with three or more tenants. One- and two-bedroom student lets are left unprotected.
James, who rents out a two-bedroom flat near a university in Manchester, describes his dilemma: “I’m too frightened to advertise the property for the next academic year until the current students move out. I could be in the position of having two sets of tenants.”
Despite attempts in the House of Lords to extend Ground 4A to smaller properties, the House of Commons rejected the amendment. This leaves landlords of smaller student lets facing significant legal uncertainty and financial risk.
Energy Efficiency Pressures
The challenges don’t stop there. The government has set strict energy-efficiency targets for the private rented sector. By 2030, all properties must meet EPC C standards, and new tenancies must comply by 2028.
For landlords of student properties, meeting these standards can be nearly impossible. Many students refuse to allow major works during term time, leaving only the short summer period to carry out upgrades. Meanwhile, a shortage of tradespeople capable of completing these works in the tight window exacerbates the problem.
Data from the NRLA shows that nearly three-quarters of landlords with sub-EPC C properties are considering selling, with student lets among the most vulnerable.
Students Caught in the Middle
While landlords grapple with uncertainty, students may soon feel the consequences. Fewer private landlords could mean higher rents, less choice, and greater reliance on purpose-built student accommodation (PBSA), which is often more expensive.
Emma, a second-year student at a university in Leeds, worries about next year’s options. “I don’t want to end up in overpriced halls or have to share with more people than I can manage. Private renting has always been my best option, but now it feels uncertain.”
A Policy Balancing Act
Policymakers face a delicate balance. The Renters’ Rights Bill aims to improve tenant protections, ensuring longer-term security and fair treatment. But if the unintended consequences force student landlords out of the market, the very students the legislation intends to help could face fewer options and higher costs.
“Smaller landlords play a key role in affordable shared housing,” the NRLA writes. “If student landlords retreat, the unintended outcome could be fewer homes, higher rents, and greater reliance on expensive PBSA.”
What Landlords Are Asking For
Landlords are calling for practical reforms: extending Ground 4A to include one- and two-bedroom properties and providing clearer, consistent guidance on EPC standards. Without these adjustments, they warn, uncertainty will continue to grow, potentially shrinking the student housing market in England.
The stakes are real. In Scotland, the number of private rented households fell from 360,000 in 2016–17 to 320,000 in 2022, and only around a quarter of students rent privately. England could follow a similar path if the issues highlighted by landlords are not addressed.
Looking Ahead
For Sarah and other student landlords the future of student housing hangs in the balance. “I love providing housing for students,” Sarah says. “But if the rules make it impossible to plan, I’ll have no choice but to step away. And that’s not just bad for me—it’s bad for the students too.”
As the Renters’ Rights Bill moves through Parliament, the challenge will be ensuring that tenants’ rights are strengthened without destabilizing the private rental market. For now, landlords and students alike are bracing for a summer of uncertainty—and the potential ripple effects could be felt for years to come.