When can landlords evict you? 

If you are at fault

A landlord can give notice at any time if you break the rules of your tenancy, for example:

• Anti-social behaviour (such as serious or repeated noise complaints)
• Damaging the property
• Owing a large amount of unpaid rent

⚠️ Impact of noise complaints: Being accused of noise or antisocial behaviour is one of the ways landlords can evict you under the new rules. Be mindful of noise complaints from neighbours.

If the landlord’s circumstances change

Landlords may want to sell the property or move in themselves.

⚠️ Get advice immediately if your landlord gives you an eviction notice.

What this means for you

• Your tenancy runs month-to-month
• It continues until you or the landlord ends it
• You can leave at any time by giving 2 months’ written notice

Joint tenancies

If you rent with others under a joint tenancy:

• One person can end the tenancy for everyone by giving 2 months’ notice
• This could leave other housemates without a home unless they reach a new agreement with the landlord

⚠️ Joint tenancies under periodic rules are complex. If you are unsure or worried, get advice before signing.

How it works

• The landlord must tell you when you sign the tenancy that they plan to use Ground 4A
• They must give 4 months’ notice
• Landlords may evict in June to prepare for new students
• If Ground 4A applies, you cannot sign the tenancy more than 6 months before you move in

What this means for you

If you want to move in on 1st September, you cannot sign your contract before 1st March.

This protects students from pressure to sign very early without enough information.

⚠️ Important limitation: Landlords can still increase rent between tenancies. If you move out and new tenants move in, the rent can be higher.

⚠️ Know your rights

• Letting agents may earn commission from some guarantor services
• Landlords can require a guarantor
• They cannot force you to use a specific guarantor service
• Always compare options before agreeing.

Your landlord does not need to issue a new contract. However, they must give you a government Information Sheet by 31st May 2026 (published March 2026) outlining the changes.

Rent in advance

• Rent already paid upfront does not need to be refunded
• After 1st May 2026, landlords cannot ask for more than 1 month upfront. Any contract clause requiring more is unenforceable

⚠️ Special rule for student HMOs

If the landlord wants to use Ground 4A in future:

• They have 1 month after 1st May 2026 to tell you in writing
• Evictions can only happen between 1st June and 30th September
• They must still give 4 months’ notice

⚠️ Joint tenancies

• From 1st May 2026, any individual tenant can end a joint tenancy with 2 months’ notice. The landlord may then negotiate with remaining tenants.

Rent in advance

• Because you signed before 1st May 2026, any agreed upfront rent is still valid
• Once the tenancy becomes periodic, no further advance rent above one month can be required

⚠️ Joint tenancies

• From 1 May 2026, any individual tenant can end a joint tenancy with 2 months’ notice. The landlord may then negotiate with remaining tenants.

⚠️ Student Houses (HMOs)

• Ground 4A can apply, meaning that the Landlord can plan to evict student tenants over the summer period to release the property to a new group of student tenants. 
• However, the landlord must tell you that this is their intention, in writing, before you sign the contract