Rent increases for student tenants: your rights under Section 13

If you are a student renting privately in England, a rent increase notice from your landlord may feel difficult to question -- particularly if you are mid-course and do not want the disruption of moving. But the same rights that apply to any private renter largely apply to you too.

This guide explains when Section 13 applies to student tenants, how common student rental scenarios interact with rent increase rules, what joint tenancies mean for your options, and what to do if you receive a notice that does not feel right.

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Does Section 13 apply to student tenants?

The short answer: almost certainly yes, if you are renting privately.

Section 13 of the Housing Act 1988 applies to assured shorthold tenancies (ASTs). Most private student rentals in England are ASTs. If you signed a tenancy agreement with a private landlord -- whether directly or through a letting agent -- for a residential property, your tenancy is very likely an AST.

This means your landlord cannot simply increase your rent whenever they like. On a fixed-term tenancy, they generally cannot increase it at all during the fixed term (unless your agreement includes a valid rent review clause). On a periodic tenancy, they must use the Section 13 process -- serving a formal notice on the correct form, with the correct notice period.

What is excluded?

University-owned halls of residence. University-managed accommodation typically falls outside the assured shorthold tenancy framework. Halls residents generally have a licence rather than a tenancy. If you live in halls, your rights under Section 13 do not apply -- check your accommodation agreement for the applicable terms.

Purpose-built student accommodation (PBSA). Privately owned PBSA often operates under licences too. If your agreement uses the word "licence" rather than "tenancy," you are likely outside the AST framework.

If in doubt: look at your agreement. If it is headed "assured shorthold tenancy agreement" or "tenancy agreement," Section 13 almost certainly applies.

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Common student scenarios

Fixed-term tenancy: mid-year rent increase

The most common student rental arrangement is a fixed-term AST -- typically running from September to August or July. If your tenancy is still in its fixed term, your landlord generally cannot increase your rent unless:

• Your tenancy agreement contains a rent review clause that expressly allows an increase during the fixed term, specifying when and by how much (or by what formula); or
• You agree to a new rent in writing.

A Section 13 notice cannot be used during a fixed term. It only applies once the tenancy becomes periodic -- typically when the initial fixed term ends and you stay on without signing a new agreement.

If your landlord has sent a Section 13 notice while you are still in your fixed term, it has no legal effect. You are not required to pay the increased rent.

Fixed-term ending: preparing for renewal

When your fixed term ends, one of two things usually happens:

1. You roll onto a periodic tenancy. You continue in the property on a month-by-month basis without signing anything new. The landlord can now use Section 13 to propose a rent increase, with the correct notice.

2. You are offered a new fixed-term agreement. The landlord proposes a new contract at a higher rent. This is not a Section 13 increase -- it is a new negotiation. You can accept, negotiate, or decline. If you sign the new agreement, the new rent is contractually binding.

If you are rolling onto a periodic tenancy and your landlord serves a Section 13 notice, the usual rules apply: the notice must be on the correct form, give the correct notice period, and take effect from the start of a new rental period. You have the right to challenge the proposed amount at tribunal.

New year, same house: the pre-let rent increase

Some student landlords market the property for the next academic year while current tenants are still in residence, at a higher rent. If you are asked to sign a new tenancy agreement at a higher rate for the following year, that is your opportunity to negotiate -- or to look elsewhere. It is not a Section 13 notice and different rules apply.

If you have already moved to a periodic tenancy and your landlord now serves a Section 13 notice for a significant increase -- common in university cities with high demand -- you can challenge that increase at the First-tier Tribunal in exactly the same way as any other tenant.

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Joint tenancies and rent increases

Most student houses are let on joint tenancies, where two or more tenants all sign the same agreement and are jointly and severally liable for the rent. Rent increases on joint tenancies work slightly differently.

The notice should be addressed to all tenants. A valid Section 13 notice in a joint tenancy should name all tenants on the agreement. A notice addressed to only one tenant may be invalid. This is worth checking -- if your household received a notice and it only names one of you, that is a potential grounds for challenge.

All tenants can apply to the tribunal. If the household wants to challenge the proposed rent at tribunal, all tenants should ideally be party to the application. The tribunal determination then applies to the whole tenancy. In practice, one tenant can lead the application, but it is cleaner if all names are included.

One tenant cannot unilaterally accept or reject. Because you are jointly liable, any written agreement to a new rent typically needs to be agreed by all tenants. If there is disagreement within the household about whether to challenge, seek advice from your Students' Union or Citizens Advice.

Check your tenancy agreement. Some joint student tenancy agreements include rent review clauses or specific provisions about how increases are notified. Read the agreement carefully.

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University term dates and notice periods

One practical complication for students: notice periods do not pause for term dates. A monthly tenancy requires one month's notice (or two months from 1 May 2026 under the Renters' Rights Act). That notice period runs continuously, whether or not you are in residence.

If your landlord serves a Section 13 notice in August when you have gone home for the summer, the notice period still runs. Equally, if you want to apply to the tribunal to challenge an increase, you need to act within the timeframe -- ideally before the increase is due to take effect.

Practical tips:

• Keep your contact details current. If your landlord has an address for you, they can validly serve notices there. Make sure the address on your tenancy agreement is one where you will receive post.
• Check your email. If your tenancy agreement allows email service of notices, check the inbox associated with that agreement regularly.
• Do not wait. If you receive a Section 13 notice, check it promptly. The tribunal application can be made before the increase takes effect, and doing so early gives you more time.

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What the Renters' Rights Act 2025 means for students

The Renters' Rights Act 2025 comes into force on 1 May 2026. For student renters, the most significant changes are:

Fixed-term tenancies will be abolished for new assured tenancies. From 1 May 2026, landlords will no longer be able to grant new fixed-term ASTs. All new assured tenancies will be periodic from the outset. The "fixed term" protection against mid-year increases will no longer apply in the same way -- but the notice period protection under Section 13 will apply from day one.

The minimum notice period increases to 2 months. All tenants, regardless of payment frequency, will be entitled to at least 2 months' notice before a rent increase takes effect.

Section 21 evictions will be abolished. Landlords will need specific grounds to end a tenancy. This means there is one less route by which a landlord could respond to a challenge by ending the tenancy.

If you are signing a new student tenancy for the 2026 to 2027 academic year, it is worth checking whether the landlord is offering a periodic tenancy under the new rules.

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What to do if you receive a rent increase notice as a student

Step 1: Check whether Section 13 applies. Are you in a private rental on an AST? If yes, Section 13 applies. If you are in halls or PBSA on a licence, check your accommodation agreement for the applicable terms.

Step 2: Check whether you are still in a fixed term. If your tenancy has not yet become periodic, a Section 13 notice is invalid. Check your tenancy agreement for the end date.

Step 3: Check the notice itself. Is it on the correct form (Form 4)? Is the notice period sufficient? Does the increase start on the right day? Is it addressed to all tenants on a joint tenancy? RentSOS can check your notice and flag any issues automatically.

Step 4: Discuss with housemates. If you are in a joint tenancy, talk to everyone before deciding how to respond. Agreement within the household makes the process simpler.

Step 5: Challenge if you have grounds. If the notice is invalid or the proposed rent is above market, you can challenge it. The First-tier Tribunal process is free, does not require a solicitor, and can be done while you are studying. Your Students' Union may also have housing advisers who can help.

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Frequently asked questions

Q: I am a student in private rented accommodation. Does Section 13 definitely apply to me?

If your tenancy agreement is an assured shorthold tenancy with a private landlord, then yes. The vast majority of students renting privately in England are on ASTs. If you are in university-managed halls or purpose-built student accommodation under a licence agreement, Section 13 does not apply -- your rights are governed by the licence terms instead.

Q: My landlord has put the rent up mid-way through my fixed-term contract. Do I have to pay?

Almost certainly not, unless your tenancy agreement contains an explicit rent review clause allowing an increase during the fixed term. A Section 13 notice cannot be used during a fixed term. If your landlord is insisting on a mid-term increase without a contractual basis, you can refuse to pay the additional amount and your rent should remain at the agreed level.

Q: We are four students in a joint tenancy. Can one of us challenge the rent on behalf of all of us?

One tenant can lead the tribunal application, but it is generally better for all tenants to be named. The outcome of the tribunal -- the determined rent -- applies to the whole tenancy. Speak to all your housemates and agree a joint approach. Your Students' Union housing adviser can help you navigate the process together.

Q: My landlord has given us notice that next year's rent will be higher when we renew. Can we challenge that?

If the landlord is proposing a new tenancy at a higher rent rather than serving a Section 13 notice on your existing tenancy, this is a new contract negotiation. You can decline the new terms and either negotiate or look for alternative accommodation. If you roll onto a periodic tenancy and they then serve a Section 13 notice, normal challenge rights apply at that point.

Q: Will the Renters' Rights Act 2025 affect my current tenancy?

If your tenancy started before 1 May 2026, transitional provisions will apply. The details of how the Act applies to existing fixed-term tenancies are still being clarified. For new tenancies signed on or after 1 May 2026, the new rules -- including the 2-month notice period and the end of fixed terms -- apply from the start.