The Renters' Rights Bill, currently under scrutiny in the House of Lords, has led industry experts to voice concerns about its implications for both landlords and students.
Calum MacInnes, the chair at SAPRS (Student Accredited Private Rental Sector) told Accommodation for Students: "The government continues to ignore warnings from the higher education sector about the risks the Renters' Rights Bill poses to student housing.
"Students are already bearing the brunt of the cost-of-living crisis, facing rising expenses for both accommodation and tuition fees.
"The introduction of a new mandatory ground of possession proves that the government recognises the cyclical nature of the private student housing sector."
He added: "However, it falls short of securing the availability and affordability that students and landlords depend on."
Keep fixed term tenancies
Mr MacInnes continued: "Yet a straightforward solution remains – retaining the fixed-term tenancy system for the private student housing sector.
"This approach offers security to student renters and ensures landlords can make their properties available to new students at the start of each academic year.
"As Lord Willetts noted in Tuesday's debate, retaining the fixed-term tenancy, provided private landlords sign up to a government approved code of conduct to guarantee student letting rights, is an 'ingenious proposal' that will help to address systemic issues in the Bill."
He told us: "If the Bill remains unchanged, the student housing system – and with it, access to higher education – faces the risk of being irreparably damaged."
Bill's unintended consequences
Propertymark has echoed these concerns, pointing to surging rents as one of several ‘unintended consequences’ of the Renters' Rights Bill.
It says that landlords, while noting that many student tenants are reliable, fear the Bill's reforms could disrupt established practices.
For instance, the requirement for upfront rent payments, common among international students, may be restricted, pushing these students toward pricier purpose-built student accommodation (PBSA).
Sophie Lang, the ARLA Propertymark executive for Cornwall has 15 years of experience and specialises in student lettings, highlighted the market's fragility.
She said: "The proposed changes will inadvertently discriminate against international students.
"Many rely on grants or scholarships from their home countries to pay rent upfront - a practice that may no longer be permissible under the new framework."
Ms Lang noted that 11% of the Homes in Multiple Occupation (HMO) in her portfolio are currently listed for sale as landlords exit the market in response to the proposed reforms.
In cities like Bristol, where student housing is already scarce, the consequences are stark.
Ms Lang pointed out that some students are being housed in Newport, a one-hour train journey from Bristol, due to local student housing shortages.
She said: "The risk is clear: reduced access to affordable accommodation could hinder some young people's ability to attend university at all."
Bill debate in the Lords
In the Lords' debate , Baroness Scott of Bybrook sharply criticised the proposed reforms, arguing they fail to balance the needs of property owners and renters.
She warned that the Bill could shrink the availability of rental homes, exacerbating existing shortages.
However, Baroness Taylor of Stevenage, the Parliamentary Under-Secretary of State for Housing, said the legislation will deliver much-needed stability for tenants.
Baroness Thornhill of the Liberal Democrats downplayed fears, drawing parallels with past legislation.
She told Peers: "Landlords have cried wolf before, over the Tenant Fees Act, and Armageddon did not happen.
"That is not to say we should not take their concerns seriously, nor that the government should not monitor and review, but the most important thing in the Bill is the abolition of Section 21."
Flexibility for student lettings
Simon Thompson, the managing director of Accommodation for Students, urged policymakers to reconsider the Bill's approach.
He said: "Legislation must protect renters without strangling the very market that serves them.
"Students deserve secure, affordable homes, but landlords need clarity to keep properties on the market."
He added: "A flexible tenancy system for student lettings could be a game-changer, ensuring stability for student renters, from the UK and overseas, and predictability for student landlords."
