I’m in a fixed-term tenancy, why do I need to give notice?

The Renters' Rights Act 2025 is changing housing law. From 1 May 2026:

• Your fixed-term contract will automatically become periodic (rolling)
• The original end date will no longer be valid
• You (or your landlord) must give notice to end the tenancy

Who does this affect?

✅ Affected:

• Students renting privately, either living alone or sharing
• Shared houses, flats, studios, private halls

❌ Not affected:

• Students living in university-owned accommodation

But I heard that PBSAs (private halls) would be exempt from the changes?

That is correct, ultimately PBSAs will be exempt.

✔️ In the future:

PBSAs (private halls) can be exempt if:

• They follow a National Accommodation Code
• The property is rented to a student

⚠️ But right now:

• Existing tenancies are NOT exempt
• On 1 May, your tenancy will still become rolling
• It can only end if you or your landlord gives notice

Can't my landlord end the tenancy? 🤔

Before 1 May:

Landlords can use a Section 21 eviction notice to end a tenancy at the end of the fixed term. If they serve that notice before the law changes, it remains valid afterwards. 

After 1 May:

If you are:

• Living alone
• Sharing a property with 1-2 bedrooms
• Living with a non-student

➡️ Your landlord cannot easily end the tenancy
➡️ You must remember to give notice yourself

If you are:

• In a shared house (3+ bedrooms)
• In private halls (PBSA)

➡️ Landlord can use a Section 4A student eviction notice to evict you between 1 June - 30 September 
➡️ For this year: only 2 months’ notice needed

How do I give notice?

🚫 You cannot give notice before 1 May

You must:

• Give at least 2 months’ notice
• End the tenancy on the last day of a tenancy period (see examples below to help you)
• Put your notice in writing

You can send notice by:

• Email
• Text
• Post

⚠️ If posting:

• It’s counted as 'served' 2 business days later
• Example: Sent 1 May → served 6 May due to weekend and bank holiday

🧮 Examples: How to Calculate the End Date

Your tenancy period depends on how you pay rent:

• Monthly rent: based on your rent payment date
• Instalments: based on your tenancy start date

Example 1: Instalments

You paid rent in three instalments over the year. Your tenancy began on 20 September.

• Use the date your tenancy started: 20 September
• Period runs: 20th → 19th of each month

📌 If you give notice on 1 May:

• Must allow 2 months → tenancy can't end before 1 July
• Period ends on 19 July

➡️ End date: 19 July

Example 2: Rent in middle of each month

You have paid rent monthly, on the 15th of each month.

• Use the date your rent is due: 15th
• Period runs: 15th → 14th of each month

📌 Notice on 1 May:

• Must allow 2 months → tenancy can't end before 1 July
• Period ends on 14 July

➡️ End date: 14 July

Example 3: Rent on 1st

You have paid rent monthly, on the 1st of each month.

• Use the date your rent is due: 1st
• Period runs: 1st → last day of each month

📌 Notice on 1 May:

• Must allow 2 months → tenancy can't end before 1 July
• Period ends on 31 July

➡️ End date: 31 July

Example 4: Posting notice

You have paid rent monthly, on the 4th of each month. You decide to send notice by post.​

• Use the date your rent is due:4th
• Period runs: 4th → 3rd day of each month

📌 Posted on Friday 1 May

• Served: Wednesday 6 May (bank holiday delay)
• Must allow 2 months → tenancy can't end before 6 July
• Period ends on 3 August

➡️ End date: 3 August

💡 In this scenario, serving notice by email or text would have saved you a month's rent!