Editor's note: This brief was summarised by The Property AI Newsroom from a report by The Negotiator. Read the original article for full details.

Ground 4A Eviction Deadlines Approach as Academic Year Begins

Letting agents and landlords are being reminded of new Ground 4A eviction deadlines as students prepare to start or return to university. This marks the first academic year since the Renters’ Rights Act came into effect, bringing significant changes to student lets.

The Renters’ Rights Act banned no-fault evictions and ended fixed-term tenancies, which has created new challenges for landlords in the student rental market. According to Propertymark, these reforms mean tenants can now leave after their exams or partway through the academic year, potentially resulting in void periods that may be difficult to fill.

To address these issues, the reforms introduced a new Ground 4A claim for possession. This provision is designed to allow qualifying student Houses in Multiple Occupation (HMOs) to be made available to a new group of students for the following academic year. Propertymark notes that the coming months will be the first time Ground 4A is put into practice.

Temporary Arrangements for Student Lets

Temporary arrangements were introduced when the new tenancy system began in May to protect the student lettings cycle. For tenancies that started before 1 May 2026, landlords were permitted to serve a Ground 4A notice between 1 May and 31 July 2026, with a two-month notice period instead of the standard four months. Notices validly served during this period may still support possession between 1 June and 30 September 2026.

However, any new Ground 4A notice must now follow the standard four-month notice requirement. Propertymark has highlighted that landlords who did not use the transitional arrangements are unlikely to obtain possession under Ground 4A during the remaining 2026 window. Agents are advised to review affected cases carefully and plan for summer 2027. Other possession grounds may be available depending on the circumstances, but landlords should not assume that Ground 4A can be used outside its specific conditions.