Student Let Turnaround 2026: Ground 4A, Deposits and What Changes This Summer

By RentVault Team · Published 2026-07-14 · 6 min read

July and August are the busiest months of the year for student landlords. Old tenants leave, new tenants move in, properties need to be turned around, and deposits need to be settled.

July and August are the busiest months of the year for student landlords. Old tenants leave, new tenants move in, properties need to be turned around, and deposits need to be settled. This year, the turnaround looks different.

With Section 21 abolished and all tenancies now periodic under the Renters' Rights Act 2025, student landlords can no longer rely on a fixed term ending naturally to reclaim their property. The replacement is Ground 4A — a new mandatory possession ground specifically for student HMOs. Here is what you need to know for the 2026 turnaround.

Why the student let market changed on 1 May 2026

Before 1 May 2026, most student lets were assured shorthold tenancies with a fixed term aligned to the academic year — typically September to August or July. When the fixed term ended, the tenancy ended (or became periodic), and the landlord could serve Section 21 to recover possession.

From 1 May 2026, Section 21 is abolished. All assured tenancies, including existing student lets, are now periodic. They have no fixed end date. The students in your property can remain indefinitely as long as they pay rent and comply with the tenancy terms.

For student HMO landlords who need to re-let to a new student cohort each September, this would have been unworkable — which is why the government introduced Ground 4A.

What Ground 4A is

Ground 4A is a new mandatory possession ground under the Renters' Rights Act 2025, available only to landlords of student HMOs. It gives landlords the right to recover possession between 1 June and 30 September each year, to relet the property to a new group of students.

Because it is mandatory, if all the conditions are met the court must grant possession. The tenant cannot defeat the claim simply by arguing it is not reasonable.

The conditions for Ground 4A

All of the following must apply:

The property must be an HMO. Ground 4A is only available for Houses in Multiple Occupation — properties let to three or more people from two or more households. Single-household flats and houses, studio flats, and one or two-bedroom properties let to a single household do not qualify.

All occupants must be full-time students. Every person living in the property must be a full-time student at the date of the Section 8 notice and at the date of any court hearing. A single non-student occupant — a working partner, a student who has left their course, a graduate who has not moved out — defeats the ground entirely.

The prior notice must have been served. Before you can use Ground 4A, you must have given tenants written notice that you may require possession under this ground. For existing tenancies converted on 1 May 2026, this notice had to be served by 31 May 2026. For new tenancies granted from 1 May 2026, it must be served before the tenancy is entered into.

The notice period must be correct. Under the standard rules, Ground 4A requires four months' notice. For the 2026 transitional year only, landlords with existing tenancies (pre-1 May 2026) were permitted to use a reduced two months' notice — but only if the notice was served before 31 July 2026.

The possession date must fall between 1 June and 30 September. The notice must be timed so that the date possession is sought falls within this summer window.

The 31 July 2026 transitional deadline

For student landlords with existing tenancies converted on 1 May 2026, the two-month notice period was only available if the Section 8 notice citing Ground 4A was served before 31 July 2026.

After 31 July 2026, the standard four-month notice period applies. This means possession under Ground 4A for existing tenancies cannot be sought before approximately December 2026 at the earliest if you miss the July window.

If you are reading this and have not yet served a Ground 4A notice on your current student tenants, you have very little time. Take advice immediately.

The turnaround checklist

Beyond Ground 4A, the practical turnaround process for student lets involves the same compliance steps as any change of tenancy — with some additional considerations for HMOs.

Deposits. Any deposit held for the outgoing tenants must be dealt with correctly before it is returned or transferred. Deductions must be evidenced and proportionate. The outgoing tenancy deposit must be formally closed before you take a deposit from incoming tenants. Each new tenant group's deposit must be registered in a government-approved scheme within 30 days of receipt, with prescribed information served on the tenants.

Inventory. The check-out inventory for outgoing tenants is the document that supports any deposit deductions. It must be compared against the check-in inventory from the start of their tenancy. Photograph everything. Where items have deteriorated beyond fair wear and tear, document it with photographs and written descriptions.

Right to Rent. For all new tenants over 18, Right to Rent checks must be completed before the tenancy begins. You must verify each occupant's right to rent in the UK. Keep copies of the documents checked and record the date of the check. For student properties, university enrollment does not itself satisfy Right to Rent — you still need to check each individual's immigration status documentation.

HMO licence. If your property is subject to mandatory or additional HMO licensing, check that the licence remains valid. Licences are typically issued for five years. If you are approaching renewal, start the application process — some councils have backlogs. Your licence must be current before new tenants occupy the property.

Gas safety certificate. A valid gas safety certificate must be in place before new tenants move in. Certificates expire annually. Do not allow a new tenancy to begin with an expired certificate.

EICR. Electrical Installation Condition Reports are required every five years for HMOs. Check when your current EICR was issued. If it is due to expire within the next 12 months, arrange renewal now.

EPC. Your EPC must show a rating of E or above (for existing properties — see our separate article on the upcoming EPC C requirement). Check the expiry date — EPCs last ten years.

Tenancy agreement. All new tenancies from 1 May 2026 must be granted as periodic tenancies from the outset — no fixed terms. If you have been using the same tenancy agreement template you used before, you will need to update it. The new agreement must include the required written information about key tenancy terms.

Ground 4A prior notice for the new tenancy. If you want to be able to use Ground 4A at the end of the 2026–27 academic year, you must serve the Ground 4A prior notice on the new tenants before or at the start of their tenancy. Do not skip this step. If you fail to serve it, you will not be able to use Ground 4A for that tenancy cycle.

What if my property is not an HMO

If your student property does not qualify as an HMO — for example a one or two-bedroom property let to a single household or a couple — Ground 4A is not available to you.

In this situation, you have no automatic right to recover possession at the end of the academic year. You can only seek possession if you have a valid Section 8 ground, such as wanting to sell (Ground 1A, four months' notice) or wanting to move in (Ground 1, four months' notice).

If you have a non-HMO student property and you want to turn it over to a new student each year, take legal advice on your options. The landscape has changed significantly.