Ending Your Tenancy and Ground 4A
If you live in a student House in Multiple Occupation (HMO), your landlord may plan for you to leave at the end of the academic cycle using Ground 4A.
This usually means:
- You will be given advance notice
- The tenancy is planned to end between June–September
- It is commonly used so properties can be re-let to students for the next year
Even in these cases, correct notice and legal steps must still be followed.
Things to check before you leave
Before ending your tenancy, make sure you:
- Check your notice period in your agreement
- Confirm your rent payment dates
- Agree plans with housemates (if joint tenancy)
- Take meter readings and final photos
- Understand when your responsibility for rent ends
Ground 4A
Ground 4A is a specific legal reason a landlord can use to regain possession of a student shared house (HMO) so it can be re-let to new students for the next academic year.
It is designed to keep the student housing cycle working in areas where properties are typically rented year by year.
What is Ground 4A?
Ground 4A allows a landlord to end a tenancy if:
- The property is a House in Multiple Occupation (HMO) (shared student house with 3+ tenants from different households), and
- The property is let specifically for students, and
- The landlord intends to re-let it to a new group of students
When can it be used?
A landlord can only use Ground 4A if strict conditions are met, including:
- You were told at the start of the tenancy that it is a student let
- The tenancy was signed within a set timeframe before it started (typically within 6 months)
- The landlord gives you the correct written notice in advance
- The notice period is at least 4 months
- The tenancy ends between 1 June and 30 September.
How does notice work?
If Ground 4A is used:
- You must receive at least 4 months’ written notice
- The end date must fall in the summer period (June–September)
- The landlord must clearly state they are using Ground 4A when you sign the tenancy
This notice is not automatic so landlords must follow the correct legal process.
What Ground 4A means for students?
In practice, Ground 4A means:
- Most student houses will still operate on a yearly cycle
- You may still be expected to move out in summer
- Even though tenancies are now rolling, student HMOs can still be ended each year using this ground
So, while your contract is no longer a fixed term, the structure of student housing seasons still exists.
Important things to know
- You cannot be evicted using Ground 4A without proper notice
- It only applies to student HMOs, not all tenancies
- Your landlord must make it clear at the start if they intend to use it
- If notice is unclear or incorrect, it may not be valid
If you're unsure
Ground 4A is quite technical, and it can affect your housing plans significantly.
If you receive a notice or are unsure whether it applies to you, it’s a good idea to get advice from our advice team before making decisions about leaving or signing a new contract.
Ending your tenancy
Ending a tenancy properly is really important. If it’s not done in the right way, you could still be legally responsible for rent even after you’ve moved out.
From 1 May 2026, most student tenancies in private housing will be rolling (month-to-month), which changes how notice works.
How you end a private tenancy
In most cases, you can end your tenancy by giving:
- At least 2 months’ written notice
- Notice that ends on your rent payment date (as stated in your agreement)
Your tenancy will continue until the notice period finishes.
It’s always best to put notice in writing (usually by email) and keep a copy.
Joint tenancies (very important)
Most student houses are joint tenancies, which means everyone signs the same agreement.
This changes how ending your tenancy works:
- One tenant giving valid notice may end the tenancy for everyone
- This can leave housemates needing to either move out or sign a new agreement
- Some landlords may allow the remaining tenants to stay, but this is not guaranteed
Because of this, it’s really important to:
- Talk to your housemates before giving notice
- Make sure everyone understands the impact
- Get advice if you’re unsure
When can you leave?
Under a rolling tenancy, you are not tied to a fixed end date.
You can usually leave:
- At any point, as long as you give correct notice
- After your notice period ends
However, you are still responsible for rent during your notice period.
Fixed-term contracts (if still applicable)
Some students may still be on a fixed-term contract (for example, older agreements or some accommodation types).
If you are in a fixed term:
- You usually cannot leave early without agreement
- You may need to:
- Find a replacement tenant, or
- Agree a “mutual surrender” with your landlord
Always check your contract carefully before assuming you can leave early.
Early exit options
If you need to leave before your tenancy ends, you may be able to:
- Mutual surrender – you and your landlord agree to end the tenancy early
- Replacement tenant – someone else takes over your contract (if allowed)
These are not automatic rights and depend on your landlord’s agreement.
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