Student landlords are turning to social media, online forums and outdated guidance to make sense of the Renters' Rights Act, according to loc8me, which manages homes for almost 10,000 students across the country.
The agency says a lack of official clarity around how the legislation applies to student properties is causing widespread confusion, months after the reforms came into force.
"The Renters' Rights Act has been hugely significant for private landlords, but those who own student properties feel they have been left out of the conversation," said Fern Tebbutt, director of operations at loc8me (pictured).
"Parts of the legislation which feel like common sense for ordinary private landlords don't fit the challenges student landlords see. There has been a lack of guidance, which is affecting their ability to manage their properties smoothly.
"Many are now relying on social media commentary, online forums or outdated guidance. Getting the process wrong could result in delayed possession, unnecessary void periods and lost rental income."
Enquiries to loc8me have risen since the legislation took effect, with self-managing landlords particularly keen to understand what the changes mean in practice and whether concerns circulating in the sector are justified.
The increase has been most noticeable in Nottingham, Leeds, Manchester, Bristol and Liverpool, where landlords are already navigating wider market pressures and increasingly complex compliance requirements.
Ground 4A confusion
One of the most frequently raised issues is Ground 4A, the new possession ground covering certain student HMOs. Tebbutt notes that a misunderstanding about its scope is common.
"Some landlords believe it applies to all student properties, when in reality, one and two-bedroom student properties are exempt," she said. "If the notice is not served correctly, or the tenancy documentation is not handled within the correct timescales, landlords could find themselves unable to rely on the ground when they need to recover possession ahead of a new academic year."
Concerns about students leaving mid-tenancy also remain persistent. The most common misconception, according to loc8me, is that tenants can walk away from a tenancy at will. In practice, tenants must still give at least two months' notice and follow the correct legal process before ending a tenancy.
While the reforms introduce greater flexibility, fears of widespread mid-year departures may be overstated, particularly given that students have traditionally prioritised certainty about where they will live during the academic year.
Possession rights remain intact
Some landlords have come away with the impression that the abolition of Section 21 has removed their ability to regain possession altogether. Tebbutt is clear that this is not the case.
"The legislation changes how possession is obtained, but it does not remove landlords' rights," she said. "Responsible landlords still have protections available to them, but they need to understand the correct processes and make sure they are followed properly."
Uncertainty around possession remains one of the primary reasons landlords are seeking reassurance, particularly those managing properties without professional support.
Student demand holds firm
Fears that the reforms could trigger a mass exit from the student rental market also appear difficult to sustain against the broader demand picture. Research into the UK's largest student cities found around 2.7 students competing for every available purpose-built student accommodation bed, underlining the sustained appetite for student housing.
"The student market operates differently to the wider private rented sector," Tebbutt noted.
"Students plan around academic calendars, friendship groups and university life. While the legislation introduces more flexibility, most students still want stability during their studies."
The landlords feeling the greatest pressure, loc8me reports, tend to be those managing one or two properties themselves, rather than larger operators with established management structures.
"What we're seeing is not necessarily landlords rushing to sell," Tebbutt said. "We're seeing landlords questioning whether they have the time, knowledge and resources to manage their properties compliantly under the new regime.
"Many are now looking at professional management for the first time because they want reassurance that the correct processes are being followed.
"The majority of landlords we speak to are not looking for the exit door. They are looking for guidance."
