Ground 4A: student HMOs need prior written notice and 4 months' notice ending 1 June to 30 September

The property is or is in an HMO let to tenants who all meet the full-time student test, and the landlord intends to re-let to students.

Before the tenancy is entered into, give the written statement required by Ground 4A. The tenancy must have been entered into no more than 6 months before the tenants were entitled to move in. Serve Form 3A with at least 4 months' notice so that the date in the notice falls between 1 June and 30 September, and intend to re-let to students.

Deadline

Before the start of the tenancy

Prior written statement before signing; possession date (relevant date) between 1 June and 30 September.

• Pre-signing Ground 4A written statement
• Evidence tenants are full-time students
• HMO status or licence
• Form 3A

Other consequences

Ground unavailable if conditions are not met.

• Housing Act 1988, Schedule 2 Ground 4Alegislation.gov.uk
• Housing Act 1988, s.8(4AA)legislation.gov.uk
• Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)legislation.gov.uk

Official guidance

Transitional window for pre-1 May 2026 tenancies (written notice by 31 May 2026; 2-month notice served 1 May to 30 July 2026, SI 2026/421 reg 6) has closed. New condition key let_to_full_time_students.

• Section 21 is abolished: never serve a section 21, notice to quit or informal eviction noticeIn force since 1 May 2026Fine up to £7,000

  Section 21 'no fault' evictions ended for private tenancies on 1 May 2026. The only route is a section 8 notice on Form 3A with a valid ground. Serving anything else that purports to end the tenancy is a breach.

• Seek possession only by a section 8 notice on Form 3A with the correct notice periodIn force since 1 May 2026Fine up to £7,000

  To end a tenancy you need a statutory ground, a section 8 notice on the current Form 3A giving at least the minimum notice for each ground, and then a court order. Court proceedings must start within 12 months of serving the notice.

• Offence: knowingly or recklessly using a possession ground that cannot succeedIn force since 1 May 2026Fine up to £40,000

  If you rely on a possession ground knowing it would not succeed, or reckless as to that, and the tenant leaves within 4 months without a court order, you commit an offence.

• Give prior written notice before the tenancy for grounds that require itIn force since 1 May 2026Fine up to £7,000

  Some possession grounds can only be used if you told the tenant in writing before the tenancy began that you might rely on them.

• Grounds 1 and 1A (move in or sell): not in the first 12 months, 4 months' noticeIn force since 1 May 2026

  You can recover possession to live in the property (or house close family) or to sell it, but the date in the notice must be at least a year after the tenancy began and you must give 4 months' notice.

• Do not re-let or re-market for 12 months after using Ground 1 or 1AIn force since 1 May 2026Fine up to £40,000

  After serving notice (or claiming) on Ground 1 or 1A, you cannot let the property, license it for money, or advertise it to let until 12 months after the earliest court date in the notice.

• Ground 8 mandatory rent arrears: 3 months or 13 weeks at notice and at hearingIn force since 1 May 2026

  The mandatory rent arrears ground needs at least 3 months' rent (monthly) or 13 weeks' rent (weekly or fortnightly) owing both when the notice is served and at the hearing, with 4 weeks' notice.

• Anti-social behaviour: Grounds 7A and 14 allow immediate court proceedingsIn force since 1 May 2026

  For serious anti-social or criminal behaviour you can use mandatory Ground 7A or discretionary Ground 14 and apply to court as soon as the notice is served.

• Never evict without a court order or harass a tenantIn forceFine up to £40,000

  Evicting a tenant without a court order and enforcement, or harassing them to leave or stop exercising their rights, is a criminal offence. Councils can now fine up to £40,000.