Degrees of uncertainty: student lettings in the age of rolling tenancies

The end of fixed terms — and the rhythm they bring

Historically, student tenancies moved like clockwork. Tenants arrive in September and leave in June or July, and properties are marketed well in advance for the next academic year. That rhythm enabled efficient turnover and stable income.

But under the Bill, all new and existing Assured Shorthold Tenancies (ASTs) become periodic. Tenants can leave at any time with two months' notice — even if the flat is part of a carefully managed HMO. This creates a range of problems:

• Early leavers = summer voids
• Mid-year dropouts = half-empty flats
• Uncertainty = reduced confidence and possible exits from the market

The only formal safeguard on the table is Ground 4A — a mandatory possession route at the end of the academic year.

International students and the rent-in-advance clampdown

Another tension point is the cap on rent in advance, which restricts landlords from requesting no more than one month upfront. While good news for domestic tenants, it poses a real problem for international students, many of whom rely on upfront payments because they lack a UK-based guarantor.

That’s where professional guarantor services enter the picture — not as a silver bullet, but as a bridge between compliance and confidence.

A quiet tool in the letting agent’s arsenal

RentGuarantor is one such service gaining traction. It enables tenants — including students without a suitable guarantor — to access properties without paying six months' rent upfront. More importantly for landlords and agents, it adds a layer of legal and financial protection in an increasingly unpredictable landscape.

It’s not rent insurance, and it doesn’t reverse the Bill’s core changes. But for letting agents managing nervous landlords and unpredictable student cohorts, it's one of the few tools that still offers clarity, risk protection, and speed — all without disrupting compliance.

Diversify and stay alert

Agents should prepare now for the upcoming changes:

• Update tenancy documentation to reflect periodic terms
• Align marketing and check-outs with academic timetables
• Anticipate early departures
• Stay on top of Ground 4A amendments
• And crucially: advise landlords on available risk-reduction options

In a market no longer built on fixed timelines, a professional guarantor service is well worth considering — not just for tenants, but for landlords who want to stay in the game.

RentGuarantor provides fast, compliant protection, trusted by over 1,700 agents and covering 5,000+ tenancies across the UK. Let with confidence. For fast, flexible guarantor cover, contact rentguarantor.com or call 0208 161 0141.