Student Guides

• Timing: groups start looking 6–9 months ahead in some cities. Check your uni’s term dates & exam periods.
• Budget for upfront costs: holding deposit (up to 1 week’s rent in England), tenancy deposit (usually up to 5 weeks’ rent), first month’s rent, move-in costs.
• Docs to hand: photo ID, student status letter/offer, proof of income or funding, previous landlord reference. International students: keep your share code/visa docs for Right to Rent.
• Group roles: pick a coordinator to handle viewing times, a note-taker, and a “docs checker”.

Most student group houses are HMOs (House in Multiple Occupation).

• Ask if the property needs/is under an HMO licence and whether it meets standards (room sizes, amenities, fire safety).
• Check fire safety: interlinked smoke alarms per floor, fire doors where required, clear escape routes.
• Confirm what’s included: furniture, white goods, number of bathrooms, outdoor space, bike storage.
• View at different times; check noise, light, parking, bus routes, and shops.

• Clarify which bills are included (gas, electricity, water, broadband, TV licence, council tax exemption handling?).
• Look for fair-usage caps: what’s the kWh/£ cap, and what happens if it’s exceeded?
• Ask about winter vs summer usage, smart meters, thermostat control, and provider switching rules.
• Keep weekly meter photos to avoid disputes on usage.

Most student lets use an Assured Shorthold Tenancy (AST). In shared houses you’ll often be on a joint tenancy.

• Joint & several liability: you are all responsible for the full rent and any joint damage. Decide how you’ll split and chase late payments.
• Understand term length, break clauses, and any summer retainer arrangements.
• Confirm pets/guests, subletting rules, and any landlord consent needed.
• Landlord should give: How to Rent, EPC, Gas Safety (if gas), and proof smoke/CO alarms worked on day one.

• Many student tenancies require a UK-based guarantor (often a parent/guardian). They may be “joint & several” too—read the guarantor form.
• If you don’t have one, typical alternatives are rent in advance or a specialist guarantor service (fees apply).
• International students: landlords can accept visa + share code for Right to Rent; funding letters help with affordability checks.

• Holding deposit (optional): up to 1 week’s rent. Get terms in writing (deadline, refund/forfeit rules).
• Tenancy deposit: usually up to 5 weeks’ rent (< £50k/yr rent) or 6 weeks (≥ £50k). Must be protected in an approved scheme; you should receive prescribed information.
• At the end you should get it back if you meet the agreement, avoid damage, and pay rent/bills; disputes can use free ADR.

• Take date-stamped photos/videos of every room, furniture, and any wear/defects. Send your comments back within the deadline.
• Record meter readings and test smoke/CO alarms. Note all keys/fobs received.
• Register utilities and (usually exempt) council tax — submit your student certificate to the council.

• Report repairs in writing (keep a record). Landlords are responsible for structure, heating/hot water, plumbing and electrics.
• Ventilate & heat sensibly to reduce condensation; report mould early and ask for remedial works if needed.
• Landlords/agents should give 24 hours’ notice (except emergencies) before visits.
• Annual gas safety (if gas), electrical safety checks, and smoke/CO alarms where required.

• Use a shared spreadsheet or bill-splitting app. Agree a float for small house expenses.
• Consider student contents insurance (laptops/phones/bikes). Check if your family policy already covers you in halls/shared houses.
• Live TV or BBC iPlayer needs a TV licence (one per household unless you’re covered by a hall’s licence).

• Give notice in writing per your contract. Joint tenancies usually require agreement from everyone—check the clause.
• Deep-clean (incl. oven, fridge, bathrooms), repair minor tenant damage, return all keys. Take check-out photos.
• Ask for itemised deductions with evidence; use the deposit scheme’s ADR if you disagree.

• Never pay a deposit or sign before you (or a trusted proxy) has viewed and verified the property/landlord.
• Beware fake listings, urgent “today-only” discounts, and requests for crypto/instant transfers.
• Confirm bank details with the known landlord/agent via a phone number you trust before sending money.

• Private renting: rights & responsibilities
• HMO licensing
• How to Rent (latest version)
• Tenancy deposit protection
• Council Tax – full-time students
• HSE – Gas safety
• Action Fraud

This page focuses on England. Rules differ in Scotland, Wales and Northern Ireland—check your nation’s guidance.