The Renters’ Rights Bill introduces a new Ground 4A that applies specifically to student lets. This ground will allow landlords of purpose-built or shared student accommodation to regain possession, but only within a tightly-defined window and only where all occupants are full-time students.
This makes understanding how Ground 4A works essential for landlords who let to students - particularly those with HMOs, shared houses, or properties near universities.
For a full overview of the Renters Right Bill, register to receive our Renters’ Rights Bill Guide for Landlords by clicking here.
What Ground 4A Means for Student Lets
Ground 4A applies where a landlord intends to let a property to full-time students for the next academic year. The Bill restricts when possession can take effect and introduces strict eligibility requirements.
Under Ground 4A:
- All tenants must be full-time students
- The tenancy must be for student accommodation
- The landlord must intend to re-let to full-time students
- Possession can only take effect between June and September
This timing rule is designed to align with the academic cycle, but it also means landlords have a limited window to secure possession.
Ground 4A and HMO Student Lets
Where a property is shared:
- Every occupant must be a full-time student
- If even one occupant is not a student, Ground 4A cannot be used
- Evidence may be required to demonstrate student status
This has major implications for mixed groups, mature students, postgraduates, and couples.
If a tenancy includes one non-student, landlords must rely on other grounds, which may be slower or just not be applicable at all.
The Notice Rules for Student Lets Under Ground 4A
- Ground 4A notices can only be enforced between 1 June and 30 September
- Landlords must plan ahead to avoid missing the window
- Agreements for the next academic year cannot be signed more than six months before occupation
This introduces operational risks, including:
- void periods
- advertising delays
- competition for tenants
- reduced certainty for landlords
The Practical Risks for Landlords Using Ground 4A
Based on the Bill, landlords should be aware of:
Early departure risk
Students can still serve notice under the periodic system.
Reletting pressure
Missing the June–September possession window could delay reletting until the following year.
Income disruption
Rental flow may be interrupted despite demand.
Compliance exposure
Incorrect notice timing = invalid possession attempt.
Ground 4A will require careful diary management, evidence-keeping and renewal planning.
What Landlords of Student-Lets Should Start Doing Now
Landlords should:
- Confirm all occupants are full-time students
- Avoid mixed-household tenancies
- Avoid early or unnecessary renewals
- Prepare for earlier marketing cycles
- Diarise the June-September possession window
- Gather student status confirmation
This is a planning issue, not a reactive one.
How Rocket Helps Student Landlords Stay Compliant
Ground 4A introduces rules that will catch many landlords out - especially those self-managing or relying on agents unfamiliar with licensing, HMOs and student occupancy rules.
Rocket can:
- verify tenant eligibility
- manage timing and notice requirements
- prevent invalid possession attempts
- reduce void risk
- ensure compliance with the Renters Rights Bill
If you let to students and want a review before the Bill takes effect, we can help.
If you’re unsure how Ground 4A affects your student property - or whether you should renew, re-let, or restructure:
Book a call with Rocket co-founder Ben Temple and Get tailored guidance before the rules change.
