The Challenge: Summer Voids in Student-Heavy Build-to-Rent (BTR)

The Renters’ Rights Act 2025 is poised to reshape the UK rental sector, with significant implications for student-heavy Build-to-Rent (BTR) properties. In some BTR buildings, up to 40% of residents are students. Operators have historically relied on 12-month fixed-term leases to maintain year-round occupancy.

From May 2026, when the Act is fully implemented (Gov.uk, 2025), all tenancies will move to open-ended periodic agreements. Fixed-term contracts will be abolished, and students will be able to serve two months’ notice at any point, including at the end of their academic term. This is expected to increase summer voids, creating challenges for revenue forecasting, operational planning, and community engagement.

Why the Renters’ Rights Act Matters for Student BTR

The Act introduces reforms that strengthen tenant security and improve standards in the private rented sector:

• Fixed-term tenancies will be abolished, meaning operators can no longer rely on enforced 12-month student contracts.

• Section 21 “no-fault” evictions will end, so landlords must follow specific legal grounds for eviction, such as rent arrears or property redevelopment.

• Rent increases will be limited to once per year, providing more predictable costs for tenants but less flexibility for operators.

• Upfront rent payments will be restricted, typically to no more than one month in advance, affecting cash flow.

• Property standards and tenant protections will be enhanced, including rules around pets, maintenance, and discrimination.

These changes present clear operational implications: student-heavy BTR portfolios will face higher seasonal churn, more variable income, and increased forecasting complexity. Operators who prepare now will be better positioned to maintain occupancy and revenue once the reforms take effect.

Strategies to Manage Summer Voids in Student BTR

At UnderTheDoormat Group, our experience in managing student-heavy BTR and short-term rentals shows that proactive planning can turn these challenges into opportunities.

1. Flexible Short Lets to Bridge the Summer Gap

Short-term rentals (STR) allow operators to convert summer voids into high-yield periods. Target guests can include leisure travellers, corporate clients, interns, and visiting academics.

• Implementing short-term rental strategies can maintain occupancy levels during the summer months, protecting revenue that would otherwise be lost.

• Dynamic pricing and targeted marketing can increase net revenue per unit compared to relying solely on traditional 12-month contracts.

• Professional operational management ensures seamless turnover, compliance, and consistent guest experience, protecting the operator’s brand.

2. Resident Hosting Models

Resident hosting allows tenants to legally sublet rooms or apartments during absences, such as summer breaks, under compliant lease agreements.

• This approach enables students to offset rent costs while keeping the building lively and generating income for operators.

• With appropriate oversight and technology, operators can ensure safety, compliance, and quality control, creating a structured and low-risk revenue stream.

3. Tech-Enabled Turnover Management

Managing higher churn requires robust systems for rapid onboarding, guest vetting, cleaning, inspections, and compliance monitoring.

• Platforms such as Hospiria and fully managed solutions like Veeve streamline operational processes, ensuring efficient transitions between student and short-term guests.

• Leveraging technology reduces operational risk, maintains building standards, and protects long-term reputation, which is critical in high-turnover environments.

4. Strategic Partnerships, Local Engagement and TrustedStays

Collaboration with universities, hospitals, relocation agencies and event organisers creates a steady summer demand pipeline, which can be amplified through TrustedStays’ global corporate travel distribution.

• Partnering via TrustedStays helps smooth occupancy fluctuations by unlocking verified corporate and relocation demand alongside local bookings, reducing exposure to summer voids.

• Local engagement, combined with TrustedStays visibility to business travel buyers, strengthens community ties, enhances brand perception, and materially increases awareness of flexible short-term rental stock.

“Student populations in BTR are about to behave very differently as nine-month stays become the new normal. Operators need new tactics — corporate lets, leisure agreements, and adaptable models. Focus on killing voids, not just filling them.”

— Merilee Karr, CEO, UnderTheDoormat Group

Action Steps for BTR Operators

1. Review tenancy structures to anticipate higher churn and align lease agreements with upcoming legal changes.

2. Stress-test cash flow models to accommodate seasonal variability and new tenant flexibility.

3. Invest in technology and operational systems for flexible occupancy management, including onboarding, cleaning, and compliance tracking.

4. Explore resident hosting and short-term rental partnerships to monetise summer vacancies and reduce void periods.

5. Build local demand pipelines through partnerships with universities, corporate clients, and event organisers.

6. Communicate clearly with tenants about new rights, flexible options, and operational expectations to maintain transparency and trust.

The Renters’ Rights Act 2025 represents the most significant structural shift in UK rental law in decades. For student-heavy BTR, fixed-term leases will soon be a thing of the past, making summer voids a strategic priority.

Operators who adapt early, leveraging flexible models, tech-enabled management, and strategic partnerships, will protect income, unlock new revenue streams, and keep communities thriving year-round.

UnderTheDoormat Group can help operators navigate this transition, turning legislative changes into operational and commercial opportunities.