FAQs: Renters' Rights Act

A landlord must give a valid legal reason, known as a ground for possession. These can include:

• The landlord or a close family member needs to move into the property.
• The landlord intends to sell the property.
• A student HMO is needed for a new group of students under Ground 4A.
• Rent has not been paid or has repeatedly been paid late.
• The tenancy agreement has been breached.
• The property or its furniture has been damaged.
• There has been antisocial behaviour, nuisance or illegal activity.
• False information was provided to secure the tenancy.
• The property needs significant redevelopment or must be recovered to comply with legal action.

Ground 4A allows a landlord of a qualifying student HMO to regain possession at the end of the academic year so it can be rented to a new group of full-time students.

Assured periodic tenancies do not have a fixed end date, so your tenancy will usually continue until you give notice or your landlord follows the correct legal process to regain possession.

Student landlords may still be able to use Ground 4A at the end of the academic year.

If you have a separate tenancy agreement for your bedroom, your notice will normally end only your tenancy. The other tenants’ individual agreements will continue.

If everyone is named on one tenancy agreement, one tenant can usually serve notice that ends the tenancy for the whole group.

If only one person wants to leave and the others want to stay, please contact Coapt before serving notice. A replacement tenant or new agreement may be possible, but this must be agreed by the landlord and tenants.

Under the new rules you must give at least two months’ notice.

Notice must be given in writing and should end on the day your rent is due or the day before. You must continue paying rent until the tenancy ends unless an earlier date is agreed in writing.

You must continue paying rent until your notice period ends, even if you move out earlier, unless an earlier end date is agreed in writing.

Your notice should include:

Your full name;
The property address;
A clear statement that you are giving notice to end the tenancy;
The date you want the tenancy to end; and
The date the notice is being sent.

Please keep a copy of your notice. It must be sent to belong@coapt.co.uk

The main tenancy changes came into effect in England on 1 May 2026. Most private tenancies are now rolling assured periodic tenancies rather than fixed-term tenancies.