Student Renting Guide — What to Know Before Signing Your First Tenancy

Renting as a Student — The Basics

For most students, private renting begins in year two or three of university. The transition from university-managed accommodation to a private tenancy is significant: you take on legal and financial responsibilities, and mistakes can cost you your deposit. This guide covers everything you need to know before you sign.

University Accommodation in Year 1

In your first year, most students live in university halls or purpose-built student accommodation (PBSA). These are managed tenancies with different rules from private renting: usually a licence agreement rather than a tenancy, catered or self-catered, and almost always covering an academic year (typically September to June or July). The rules in this guide do not apply to university-managed halls.

Moving to the Private Market — When to Start Looking

The student rental market moves early. In many university cities, properties for the following September are advertised and let from **October or November of the previous year**. If you leave your search until the summer term, pickings will be slim and prices may be higher.

Form a house group, agree on a budget and location, and begin viewing from October. Do not feel pressured to sign immediately — take time to check the property and the agreement properly.

Guarantors for Students

Almost every private landlord will require a guarantor for student tenants. This is because students typically have no income and no UK rental history. A guarantor must:

• Usually be UK-based (some landlords will accept overseas guarantors with additional checks)
• Earn at least 25–30 times the monthly rent as annual income
• Be willing to sign a legally binding guarantor agreement

Make sure your proposed guarantor (usually a parent or close family member) understands what they are signing. Their liability can extend to all rent for the full tenancy period, plus any damages beyond the deposit.

If your parent or family cannot provide a guarantor, professional guarantor services such as Housing Hand or Rent Guarantor can act as your guarantor for a fee — check with the landlord that they will accept a professional service.

HMO Rules and Student Houses

Most student houses are Houses in Multiple Occupation. If five or more people from two or more households occupy the property, it is a mandatory licensable HMO and the landlord must hold a council licence.

**Article 4 directions:** Many university towns and cities (including Oxford, Cambridge, Brighton, Bristol, York, and others) have introduced Article 4 directions, which restrict the conversion of family homes to HMOs in certain areas. This does not affect you as a tenant living in an existing student HMO — it affects landlords converting new properties. But it does mean that in some areas the supply of licensed student HMOs is limited.

Check that your prospective landlord holds an HMO licence (ask to see it) and that the property meets minimum standards: room sizes (at least 6.51m² per single occupant), working smoke alarms, fire doors, adequate kitchen and bathroom facilities.

The Tenancy Agreement — Student-Specific Issues

**Length:** Many student tenancies run for 12 months (September to August), even though most students only need accommodation for nine or ten months. This means paying rent over the summer even if you return home. Try to negotiate a 10 or 11-month tenancy if you do not need the property over summer.

**Bills included or on top:** Some student lets are advertised as "bills included" — confirm exactly what is included (electricity, gas, water, broadband) and what caps apply. Others are "bills on top" — you are responsible for setting up and paying all utilities. Agree in writing how bills will be divided among housemates before you move in.

**Joint tenancy implications:** In a student house, you will almost certainly be on a joint tenancy. This means joint and several liability — if one housemate stops paying, the others must cover the shortfall. Discuss this with your housemates before signing.

Right to Rent Checks for International Students

If you are a non-UK student with a Biometric Residence Permit (BRP) or eVisa, your landlord must carry out a Right to Rent check before the tenancy starts. Have your BRP or share code ready. Your student visa limits your leave to remain, so your landlord will need to carry out follow-up checks when your leave is due to expire.

If you have a pending visa application or renewal, you have a continuing right to rent — your landlord can check via the Home Office Landlord Checking Service.

The Check-In Inventory — Do Not Skip This

The check-in inventory is your best protection against unfair deposit deductions at the end of the year. Go through every room, note every existing mark, stain, or piece of damage, and sign the inventory only when you are satisfied it is accurate. Take photographs with timestamps on the day you move in.

Pay particular attention to:

• Mattress conditions (stains, damage)
• Furniture (scuffs, broken parts)
• Walls (marks, holes)
• White goods (cleanliness, function)

Moving Out — Getting Your Deposit Back

The most common student complaint is landlords making excessive deductions at the end of the tenancy. To protect yourself:

• Clean thoroughly (particularly the oven and bathrooms)
• Fix any damage you have caused
• Take end-of-tenancy photographs matching your check-in photographs
• Use the free ADR service if you dispute any deductions

Store all your tenancy documents — agreement, inventory, deposit certificate, correspondence — in Property Passport UK from day one.

Resources for Student Tenants

• **NUS (National Union of Students):** nus.org.uk — advice on student rights
• **Shelter:** shelter.org.uk — free legal advice on renting
• **Your students' union:** Most have a welfare or housing officer who knows local landlord issues