Mandatory groundNotice: 4 months

Ground 4A: HMO let to students

Ground 4A is new under the Renters' Rights Act. It allows landlords of HMOs let to full-time students to recover possession in time for the next academic year, recognising the seasonal nature of student lets.

The notice timing must align with the academic year (1 June to 30 September window for proceedings).

What you need

  • HMO let to full-time students throughout the relevant period.
  • Evidence of student status of all tenants (enrolment letters).
  • Notice timed to land within the 1 June to 30 September window.
  • Form 3A citing Ground 4A.

Common mistakes

  • If even one tenant is not a full-time student, Ground 4A fails. Pick a different ground for mixed lets.
  • Cannot be used if the tenancy was agreed 6 or more months before its start date.

Source: gov.uk Guide to the Renters' Rights Act 2025. Last verified 2026-05-09. This page is informational, not legal advice. For complex disputes, consult a solicitor.