Q. I am a student landlord. I usually rent out properties to groups of three students. If after 1 May 2026 (when the Renters Rights Act comes into force) what will happen to the tenancy if one of the tenants serves a notice to quit?

A. The effect of the Notice to Quit will be to end the tenancy for everyone. If the other tenants want to remain then you can either sign them up to a new tenancy or require them to leave.

If you sign them up to a new tenancy, then remember that after 1 May you will need to give all tenants a tenancy agreement before the tenancy is entered into. If you don’t then this is a breach for which you can be fined up to £7,000 by the Local Authority.

The Notice to Quit will have a notice period of two months. During this time, you will need to talk with all the tenants and find out what their intentions are. If they want to stay, they may be able to find another tenant to share the rent with. You can then sign a new tenancy agreement with the remaining tenants and replacement tenant and the tenant who served the notice to quit can move out.

Be aware though that if you accept rent without any qualifications after the expiry of the Notice to Quit, this will automatically create a new tenancy. Which you will not want until such time as you have reached agreement with the remaining tenants and can get them to sign a new tenancy agreement (if that is what is agreed).

So before accepting rent you must make it clear in writing that any payments will be accepted as an occupation rent or mesne profits and without any intention to create a new tenancy.

Q. Surely if tenants remain in occupation after serving a tenant’s Notice to Quit which has expired, they will be trespassers, and I can change the locks on them?