Checklist for students looking to rent

Please note: This guide is for students renting a private house, flat or room in England. Different rules may apply to student halls of residence and other types of accommodation.

Cost

Cost is still one of the biggest things to think about when choosing student accommodation, but it is also worth checking exactly what you can legally be asked to pay. For most private rentals in England, the main upfront costs are the rent, a tenancy deposit and sometimes a holding deposit. The government’s tenant fees guidance says a holding deposit can be no more than 1 week’s rent, while a tenancy deposit is usually capped at 5 weeks’ rent where annual rent is below £50,000, or 6 weeks’ rent where annual rent is between £50,000 and £100,000.

From 1 May 2026, there are also new rules on rent in advance for private tenancies. A landlord cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Once it has been signed, they can ask for a maximum of 1 month’s rent in advance.

Before agreeing to rent, it is worth asking:

• What is the advertised rent?
• How much is the deposit?
• Is there a holding deposit?
• What is included in the rent?
• Are bills such as broadband, gas, electricity or water included?
• Are you being asked for rent in advance, and if so, is it within the legal limit?

From 1 May 2026 landlords and agents cannot accept or encourage offers above the advertised rent, which means rental bidding should not be part of the process for these private tenancies.

Renting alone or sharing

When searching for student accommodation, think carefully about whether you are renting on your own, as a couple or as part of a group. This will affect the type of property you need and the questions you should ask before committing.

It is worth checking:

• How many people can live in the property?
• Whether you will have your own bathroom or kitchen facilities, or whether they are shared
• Whether there is parking or bike storage
• Who is responsible for bills and household arrangements
• Whether the layout works for the way you plan to live and study

From 1 May 2026, most existing assured shorthold tenancies will automatically become assured periodic tenancies, and any new tenancy agreed with a private landlord on or after that date will also usually be periodic. These tenancies run on a rolling basis and it will no longer be possible to have a tenancy agreement with an end date.

For students sharing privately rented accommodation, that makes it even more important to understand how the tenancy is structured and what notice arrangements will apply.

Tenancy terms and your rights

Before you sign, make sure you understand how the tenancy will work from 1 May 2026. Tenants in assured periodic tenancies will usually be able to end the tenancy by giving 2 months’ notice in writing, and landlords will no longer be able to use the Section 21 no-fault eviction route from that date. Instead, they will need a legal ground for possession and must follow the correct process.

Students should read the tenancy documents carefully and ask questions if anything is unclear. If you are a student, a landlord may in some cases be able to use the possession ground for student houses in multiple occupation (HMOs) if tenants do not move out at the end of the academic year.

Accommodation

Once you understand the legal side, it is time to focus on the property itself. A viewing should help you decide whether the accommodation is suitable not just in terms of budget, but also in terms of comfort, safety and day-to-day practicality.

Questions worth asking include:

• Are the bedroom sizes and overall condition suitable?
• Is the property furnished, part-furnished or unfurnished?
• Is the kitchen and bathroom space suitable for the number of tenants?
• Does the property have working heating and hot water?
• Can you spot signs of damp, mould or disrepair?
• Are there suitable locks, smoke alarms and basic safety features?

Location and transport

Location can make a big difference to student life, so it is worth thinking beyond the property itself. A cheaper property may not work out as better value if travel costs are high or if the journey to campus is difficult.

Before deciding, think about:

• How far the property is from your university
• How easy it is to get to lectures, the library and the city centre
• Whether there are reliable bus or train links nearby
• How much you are likely to spend on travel
• Whether shops and other essentials are within easy reach

Find the perfect student property

Find your ideal property by searching through our selection of student accommodation in some of the most popular University locations. Also you can visit or call one of our branches in the area you wish to study for more information on student lettings.