The temporary Ground 4A route for existing student tenancies closed on 30 July 2026, not 31 July. Landlords who did not serve the required possession notice by that date can no longer use the transitional two-month notice period. For many tenancies that began before 1 May 2026, the ordinary Ground 4A route may also be unavailable because it normally requires written warning before the tenancy was agreed. Alternatives may include a voluntary surrender or another possession ground.
What the transitional deadline covered
Section 21 ended for most private tenancies in England on 1 May 2026, and existing assured shorthold tenancies generally became assured periodic tenancies. Our guide to section 21 going for London landlords and tenants explains the wider reform.
The temporary concession applied to qualifying student tenancies that began before 1 May. Landlords had to warn tenants in writing by 31 May 2026 and serve a Form 3A notice between 1 May and 30 July 2026. That notice could give two months instead of four, and the ordinary rule limiting how early the tenancy could be agreed was disapplied. The Guide to the Renters’ Rights Act should be checked before action is taken.
Transitional and standard rules compared
| Requirement | Transitional route | Standard Ground 4A |
|---|---|---|
| Status | Closed after 30 July 2026 | Available for qualifying tenancies |
| Notice period | Two months | Four months |
| Prior warning | By 31 May 2026 | Before the tenancy is agreed |
| Agreement timing | Six-month restriction disapplied | Agreed no more than six months before occupation |
| Relevant date | Academic-year turnover | Between 1 June and 30 September |
When standard Ground 4A can be used
The property must be an HMO, or a dwelling forming part of one. At least three people must live there, forming more than one household and sharing facilities. The tenants must have been full-time students when the tenancy was agreed, or expected to become full-time students during it. The landlord must intend to relet to full-time students.
Ground 4A is mandatory if every condition is proved, but a court order is still required if tenants remain. Our guides to possession hearings and court delays explain why the timetable needs a litigation buffer.
What to do if the deadline was missed
Do not assume that serving four months’ notice now will solve an existing pre-May tenancy. First check whether the ordinary advance-warning condition was satisfied. If it was not, Ground 4A is unlikely to be available for that tenancy.
A tenant can normally give at least two months’ notice, unless a shorter period is agreed. The parties can also enter a genuinely voluntary written surrender. Otherwise, possession requires another statutory ground supported by evidence. Civil litigation solicitors can assess the available route.
Prepare future student tenancies correctly
Give the Ground 4A warning before the tenancy is agreed, confirm the student and HMO conditions, and diarise a four-month notice whose relevant date falls between 1 June and 30 September. Keep evidence of student status, terms and service.
The separate Renters’ Rights Act Information Sheet had to be provided to most existing tenants by 31 May 2026. Failure can attract a civil penalty of up to £7,000, but it is not automatically £7,000 for every tenant. New tenancies have separate written-information requirements.
Wider landlord duties
The current Awaab’s Law regime applies to social housing, not generally to private landlords. Private rented homes must still be fit for human habitation and properly repaired. Complaints may involve the council, courts or an applicable redress body; our guide to housing ombudsman or the courts explains the distinction. If rent is unpaid, our debt recovery service can advise alongside possession.
Frequently asked questions
Can I use standard Ground 4A for an old tenancy?
Only if all ordinary conditions are met, including advance warning before the tenancy was agreed. Many existing tenancies cannot switch automatically.
Can tenants be removed when the notice expires?
No. If they remain, the landlord must obtain and enforce a possession order.
Can Ground 4A be used for a two-person student flat?
No. The statutory HMO condition requires at least three occupiers from more than one household.
What should I do for the 2027 cycle?
Prepare compliant paperwork before signing, serve four months’ notice and allow time for court proceedings.
Plan the next cycle now
Keep student-property ownership aligned with your will and future probate planning. For advice on a missed deadline or future tenancy, speak to our solicitors in North London.