If you’re a landlord letting student properties in North & West London, big changes are ahead. The new Renters’ Rights Bill brings reforms to how tenancies work — and the student market is uniquely affected. At Highwood Estates, we’re already helping owners of student HMOs and shared houses navigate the upcoming shifts. Here’s what you need to know — and how to prepare.
🔍 The Key Student‑Lettings Challenges
- Fixed‑term student contracts may be harder to maintain
Student lets typically follow the academic year (Sept–July) with fixed‑term leases. The Bill proposes that many private tenancies become rolling (periodic) rather than fixed‑term.
This can disrupt the standard student cycle: when students expect a tenancy until next summer, the new rules might allow earlier break options — creating voids and uncertainty.
- New “student‑specific” ground for possession (Ground 4A for HMOs)
To recognise the academic cycle, the Bill introduces a new ground of possession enabling a landlord of a house in multiple occupation (HMO) let to full‑time students to regain possession at the end of the academic year.
However — it currently applies mainly to properties clearly let as student HMOs, and smaller student lets (1‑2 beds, non‑HMO) may be excluded or face more uncertainty.
- Shorter advance notice & unpredictability
Under the reforms, tenants could give just two months’ notice in many cases. For student lets that need alignment to term starts and ends, this raises the risk of voids or mid‑term exits. - “Rent in advance”, bidding wars & student overseas market issues
Many student lets (especially international students) use large advance payments or guarantors. The Bill puts limits on upfront rent and bans “bidding wars” above advertised rent — challenging that model.
✅ What Landlords Should Do to Prepare
- Audit your student‑let portfolio now. Identify which properties are HMOs let to full‑time students, which are not, and whether your contracts align with the academic year or general market.
- Check your tenancy agreements. Ensure that for student HMOs you have documented clearly that the property is let to full‑time students and that you have the right to rely on the student ground.
- Plan for void risks. If your property doesn’t qualify for the student ground, you may face earlier tenant exits or timing mismatch. Budget for possible voids and ensure marketing plans cover summer gaps.
- Review your advance payment and guarantor arrangements. With changes to how much/when you can ask, you may need different risk mitigation (e.g., rent guarantee insurance, more robust referencing).
- Work with an agent experienced in student lets. At Highwood Estates, we have the local insight and student‑let networks in North & West London to help you adapt.
- Communicate with students. Make sure your tenants understand the changes and you’re clear about how contracts work, especially if changes apply mid‑tenancy.
📍 Why Highwood Estates Is Your Student‑Let Partner
In the complex student‑letting market of North & West London, you need an agent who understands both the legal side and the practical side (marketing to students, managing HMOs, targeting academic cycles). We offer:
- A dedicated student‑let strategy covering areas like Mill Hill, Colindale, Finchley & Ealing
- Compliance checking, tenancy contract review, and risk mitigation for student lets
- A marketing platform that reaches student audiences and ensures high occupancy
- Guidance on how to align your property portfolio with the new Bill’s framework
The Renters’ Rights Bill is coming — and student lets will feel it more than many other segments. But with early preparation, you can reduce risk, protect your revenue and stay ahead. If you’d like a tailored review of your student letting properties or help updating your contracts, drop us a line.
📞 Call us at 0203 3707 728
🌐 www.highwood‑estates.co.uk
