Generation Rent activist group’s has criticised the National Residential Landlords Association (NRLA) and the Renters’ Rights Bill which it says exposes serious concerns about unequal protections for student renters, highlighting a complex tension between policy reform and housing realities in the UK.
Core Arguments from Generation Rent
1. Unequal Application of Reforms
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The Renters’ Rights Bill is set to benefit many renters, including students, through:
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Banning Section 21 “no-fault” evictions
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Ending competitive pre-letting bidding
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Introducing periodic tenancies
However, the group warns that some 300,000 students in HMOs (Houses in Multiple Occupation) may still face eviction each summer (June–September), often mid-course or when needing year-round housing.
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2. Call-Out of the NRLA
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Generation Rent accuses the NRLA of lobbying to extend this eviction flexibility to even more students — including those in two-person house-shares and solo student renters.
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This would, they argue, increase housing insecurity for students who are already vulnerable.
3. Student Halls Exemption = Fewer Rights
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Students in university-owned halls are generally excluded from the Bill’s protections due to their licence agreement status (not shorthold tenancies).
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Students in private Purpose-Built Student Accommodation (PBSA) are also set to lose out, as their rental contracts could also become licences.
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These students would:
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Lack deposit protection
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Receive as little as a month’s notice of eviction
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Continue on fixed-term contracts, limiting flexibility
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4. Deteriorating Housing Conditions
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Generation Rent echoes findings from a recent NUS survey:
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84% of student renters reported housing issues
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50% had mould problems
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20% faced pest infestations
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Rising costs are pushing students to spend more for substandard housing while already stretched financially.
Broader Implications
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The criticism suggests the Bill’s student housing provisions are inconsistent, with a risk of entrenching a two-tier system:
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General renters gaining robust new rights
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Students, particularly in HMOs or halls, left behind
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This also reflects a wider intergenerational fairness issue, where younger people face:
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Precarious housing
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High costs
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Minimal agency or redress
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Generation Rent’s Call to Action
“We need to be strengthening the rights of renters and stopping landlords profiting from cold, mouldy homes, not eroding protections.”
They urge Parliament to amend the Bill so that all students, regardless of housing type, enjoy the same protections as other renters.
Key Rights and Protections: Current vs Proposed (by Housing Type)
| Tenant Right / Protection | General Private Renters (Proposed Bill) | Students in HMOs (Private Sector) | Students in University-Owned Halls | Students in Private Purpose-Built Student Accommodation (PBSA) |
|---|---|---|---|---|
| Section 21 “No-Fault” Evictions | Abolished – Landlords must provide reason | Abolished, but summer evictions still allowed (June–Sept) | Not applicable – no AST, governed by licence agreements | Likely not applicable – tenancies may become licences |
| Tenancy Type | Periodic Tenancies – rolling contracts, more flexible | Periodic Tenancies, but with new eviction grounds specific to students | Licence Agreements, typically fixed-term | Likely Licence Agreements, not ASTs – fewer protections |
| Pre-letting Competitive Bidding | Banned – tenants won’t be forced to outbid others | Banned (assumed under Bill) | Not applicable, rents are fixed | Unclear, may still occur due to exemption from AST structure |
| Notice Period for Eviction | Minimum notice requirements apply | Minimum notice required, though timing (summer) may disrupt students | Often only 28 days or less | May also be as low as 28 days, depending on licence terms |
| Deposit Protection | Mandatory – protected under TDP schemes | Mandatory – AST rules apply | Not required, deposits may not be protected | Not required, unless tenancy falls under AST regime |
| Housing Quality Standards (e.g. EPC, safety) | Must meet legal standards | Must meet HMO regulations | Subject to university code of practice, but less legal oversight | Subject to industry codes, but regulation is weaker than ASTs |
| Right to Remain After Fixed Term | Yes – under periodic tenancies | Yes, but summer eviction window applies | No – must leave at end of licence period | No – must leave unless re-let; licence rules apply |
| Rent Control / Regulation | No national cap, but local authorities may act | Same as general renters | Rents set by universities; subject to internal policies | Rents set by providers; typically high due to demand and location |
Conclusion for Landlords
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PBSA and university landlords benefit most – exempt from nearly all new restrictions.
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Private landlords of student HMOs face the biggest shift:
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Loss of no-fault evictions
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Forced shift to rolling tenancies
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Summer exemption softens the blow, but unpredictability rises
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