Landlords' back to uni guide: 10 tips for a smooth student tenancy

With high demand and strong yields, it’s no wonder many landlords choose to let to students. But student rentals bring their own set of challenges, particularly with the changes to tenancies that will soon be coming into force with the Renters’ Rights Bill.

Whether you're a seasoned student landlord or preparing for your first group of freshers, this guide is here to help you manage your student tenancy smoothly and professionally. It covers how new and existing legislation impacts student tenancies, and ten tips to keep your tenants happy, your property protected, and your investment profitable.

Despite the impact of incoming legislation on the student rental market, student housing continues to be one of the most resilient and rewarding property sectors in the UK. Here’s why:

• There were 2.90 million students at UK higher education institutions in 2023/24, up 12% from a decade ago
• According to UCAS, the number of UK 18-year-old applicants by 30 June 2025 reached a record high of 328,390, up 2.2% compared to the same point last year. This is 41.2% of the 18-year-old population. The total number of applicants has risen to 665,070, up by 1.3% since 2024
• The UK student accommodation sector is worth around £72 billion, with cities like Manchester, Leeds, Bristol and Nottingham seeing significant rental demand that is outstripping supply
• Many cities, notably Glasgow, Edinburgh, London and Bristol, have high student to bed ratios, indicating a lack of supply, and the purpose built student accommodation sector is struggling to keep up with demand

With limited supply in university cities, student landlords often enjoy high occupancy levels, stable income, and strong yields. Recent research from Paragon bank shows yields for student property provided by private landlords of seven to nine per cent in locations with quality universities such as a Russell Group institution - significantly above the UK average for standard buy to lets. See LandlordZONE’s article for the top ten university towns and cities in the UK offering the highest rental yields for student accommodation.

But with great potential comes great responsibility. As a student landlord, as well as having comprehensive landlord insurance tailored to protect your student let or HMO, you need to be aware of evolving legislation and best practice.

First, let’s consider evolving legislation, specifically the impact of the Renters’ Rights Bill on student tenancies. At the time of writing (July 2025) the Bill, which looks set to get royal asset in September, will change the business model for student tenancies in two main ways:

For student landlords, whose rental cycle usually aligns with the academic year and who usually ask tenants to commit to a 12-month tenancy, this will introduce uncertainty. Tenancies will roll month to month and tenants will be able to terminate the tenancy at any time with two months’ notice.

Students may choose to leave after their exams, which can be as early as April / May, or they may stay on over the summer and into the autumn. Students who drop out may leave early, leaving a potential void for the remainder of the academic year. Any of these scenarios would impact student landlords, who currently rely on their property being available for the start of each academic year. Property voids once the academic year begins are hard to fill until the next academic year. Also, the current model allows landlords to receive rent over the summer months, reducing void periods but allowing a gap for any maintenance required.

Despite objections from the sector and pressure to introduce an exemption for student tenancies, the Government argues that students should not have less flexibility than other tenants just because of their educational status.

While landlords can ask their tenants for more than one month’s rent in advance, they will not be able to require it contractually. This is likely to impact student tenancies in two ways. First, some students pay on a termly basis to align with receipt of their student loans and reduce the risk of running out of money for rent by the final month of the term. Second, this change also increases the risks of letting to overseas students, who are often asked to pay rent in advance to avoid the risk of them leaving the country with rent owed.

The Bill goes some way to addressing the first concern by introducing a new mandatory possession ground into Section 8 (ground 4A), which is designed at ‘facilitating the ongoing yearly cycle of short-term student tenancies.’ But landlords must make sure they provide written notice of their intention to use this ground before granting the tenancy, and they won’t be able to do this if they signed up the tenants more than six months in advance, which many do under the current model.

National Code assured accommodation – which code?

There is another potential route that student landlords offering private rented accommodation should also be aware of that may help navigate the new periodic tenancy system. This follows an amendment that specifies that if a landlord is signed up to a Code, they could be exempt from granting an indefinite periodic tenancy. Originally it was intended to exempt providers of purpose built student accommodation (PBSA) from the regime if they were part of the Unipol or ANUK code. An amendment has now widened the scope and has not specified a particular code or codes.

This means small landlords can sign up for accreditation with the current schemes and there could be new approved codes in the future. Landlords who are considering joining for the first time are encouraged to start an application at the earliest opportunity to give it the best chance of being approved before the Bill becomes law. There is more information about the joining process here and you can read the full update on how members of the Code will be treated under the Renters’ Rights Act here.

The second concern – the ban on rent in advance from international students – could be addressed by requiring a professional guarantor, particularly in cases where a student does not have access to a UK guarantor.

Despite the challenges that the Renters’ Rights Bill in its current form poses for student landlords, given lack of supply, high demand and strong yields, the student sector remains an attractive one. And there are a number of strategies you can use to reduce risks and overcome the challenges. These range from changing start dates to delaying tenant recruitment and increasing the monthly rent - The Independent Landlord, Suzanne Smith, covers this in her comprehensive blog, ‘Student lets and the Renters’ Rights Bill at a glance’, and her explainer video on this topic.

Although the fundamentals of the Bill will not change before it completes royal assent, it is still subject to amendments, so make sure you keep up to date with its progress by subscribing to the LandlordZONE newsletter.

Changes to the law following the implementation of the Renters’ Rights Bill will make legal expenses and rent protection insurance increasingly necessary for all landlords as tenant protections are strengthened. Total Landlord’s NRLA article, ‘The landlord’s lifeline: Legal and rent protection in the age of the Renters’ Rights Bill’, explains the benefits of securing cover and other best practices you can adopt to reduce your risks under the new laws. You can also find out more about Total Landlord’s legal expenses and rent protection insurance and get a quote here.

While the focus is on the changes to the law that are being introduced by the Renters’ Rights Bill, student landlords, who are usually renting out HMOs, also need to be aware of the existing legislation, particularly when applied to fire safety laws and HMO licensing and minimum room sizes:

• 6.51 sqm for one person over 10 years old
• 10.22 sqm for two people sharing

Check out the Government’s guide to fire safety in shared or rented accommodation and its HMO guidance.

In this section, we’ll explore best practice for student tenancies and provide our ten tips for a smooth student tenancy.

Although there is no legal requirement to take a deposit, the benefits of taking a tenancy deposit are widely accepted. If you take one, you must sure it's protected with a government-approved scheme such as NRLA partner, mydeposits – NRLA members benefit from a 30% discount off the deposit protection fee when protecting a deposit online with mydeposits insurance in England and Wales.

Here’s why most landlords continue to take a tenancy deposit:

1. It provides a financial safety net if there is damage to the property at the end of the tenancy.
2. It covers more than just damage and can be used to recover unpaid bills, arrears or removal of abandoned items.
3. It encourages tenants to look after the property.
4. It demonstrates that you are a professional landlord.
5. It gives you access to negotiation options, for example through mydeposits’ free, independent resolution service.

Students may be renting for the first time, so explaining the role of the deposit and how it's protected helps manage expectations. It’s also good practice to give tenants clear information about what the deposit can and cannot be used for. For further information check out ‘Five key reasons why landlords should take a tenancy deposit’.

A robust tenancy agreement is key to a successful tenancy and once the new laws come into force, landlords will need to issue a statement of terms before the start of all new tenancies. The tenancy agreement should include clauses that are tailored to your tenants. So, since student living is a world of its own, your tenancy agreement should reflect that. Include clauses on:

• No blu-tack or nails on walls
• No candles (battery-operated alternatives or fairy lights are safer)
• No smoking anywhere in the property
• Quiet hours and party policies
• Redecoration only with written permission

You should also include clauses around subletting, overnight guests, and communal responsibilities to make sure shared living runs smoothly.

Clearly explain these rules at the start of the tenancy and walk tenants through the agreement, making sure that all tenants have signed and dated the contract. For support with tenancy agreements, check out that the NRLA’s resources Index for downloadable tenancy agreements for members or contact NRLA partner and housing law specialists, Landlord Action, who offer a tenancy document drafting service.

Not all landlord insurance covers student lets. With multiple tenants and more foot traffic, the risks are different. Total Landlord’s specialist student landlord insurance offers tailored cover for student properties and protects the building itself as well as related risks such as injury or loss suffered by a tenant because of a fault. It includes cover for HMOs, accidental and malicious damage, loss of rent, and legal disputes.

Total Landlord’s insurance policy is designed for landlords who let to students or operate HMOs, with flexible cover that doesn’t exclude based on tenant type.

To find out more, check out our cover, call us to discuss your insurance needs on 0203 907 1779 or get your landlord insurance quote online.

It’s vital that you, or your agent, do a thorough check-in with your student tenants, especially since this may be their first time living independently. This gives you the opportunity to talk through the inventory and any other information such as how to operate the heating.

The inventory should include photographs and comprehensive details about the condition of each item. If there is anything to add the tenants should advise you or your agent as soon as possible, in writing, and this should include any evidence of smells. The inventory should ideally be signed by the tenants at check-in to verify the contents and make sure they understand that you expect the property to be returned at the end of the tenancy in the same condition, allowing for reasonable wear and tear. This helps avoid disputes at the end of the tenancy by setting expectations for how the property should be returned. Check out mydeposits guide to inventories for more information.

A well-thought-out welcome pack will help your students to settle in and sets the tone for the tenancy.

Include:

• Fire safety information (especially for HMOs)
• Appliance instructions and meter readings
• Local area information: shops, takeaways, GP surgery, public transport
• Bin collection schedule and recycling guidance
• Emergency contacts and maintenance reporting process

Walking tenants through the fire safety briefing, especially around fire doors and communal areas, is crucial. Remind them not to wedge fire doors open or block exits. Check out Total Landlord’s article, ‘Why you need a tenant welcome pack and what you should include’ for more tips, and to download our tenant welcome pack template.

Around 27% of mydeposits Custodial disputes are caused by cleaning, and this is significantly higher for student tenancies. A lack of regular cleaning is a common problem in shared properties so help your tenants succeed by recommending that your tenants:

• Create a cleaning rota for shared areas like the kitchen, bathroom and lounge
• Have a shared fund for cleaning materials like bin bags, bleach and detergent

Damp and mould are common in student homes, often caused by drying clothes indoors without adequate ventilation. Radiators are a major culprit.

Remind your tenants to open windows when cooking / showering, and to always use vents or extractor fans and wipe down any condensation. Provide drying racks, a tumble dryer if possible, or even a small dehumidifier to help. Let tenants know the importance of opening windows and reporting damp early and make sure that you respond promptly to any reports of damp or mould from your tenants. Awaab’s Law and the new Decent Homes Standard will set strict new legal timeframes within which landlords must investigate and fix reported serious health hazards such as damp and mould. See the Government’s guidance on understanding and addressing the health risks of damp and mould in the home for more guidance.

It's important to be aware that landlord insurance typically does not cover damp and mould caused by poor maintenance.

Students today expect certain standards, and good-quality, easy to keep clean furnishings can make your property more appealing and command higher rents, as well as encouraging your tenants to look after it.

The level of wear and tear will generally be higher in a student property, so you’ll need to replace certain items such as carpets, curtains and beds, as well as redecorate, more often than normal. Have hard-wearing fixtures and fittings that will withstand heavy use and make sure any curtain poles and blinds are securely fitted.

Key features to include:

• Fast and reliable WiFi
• Double beds where possible
• Desk and chair in each room
• Good lighting and plenty of plug sockets
• Durable, wipe-clean surfaces and flooring

It’s a good idea to have a few furnishings and accessories to make the place look like home, such as lamps, cushions and perhaps some fake plants.

For student tenants, in addition to checks when the tenants move in, we suggest that you arrange to make inspections once every three to six months. This will help you to:

• Spot potential problems early
• Build rapport with your tenants
• Make sure communal areas are being kept clean

Give at least 24 hours’ written notice and use the opportunity to address any concerns, check smoke alarms, check whether any new occupiers have moved in, and remind tenants of key rules (e.g. ventilation, rubbish disposal). Write the frequency of these inspections into the tenancy agreement, including the amount of notice you’ll be providing. Inspections are a great opportunity to check that the students are happy living in the property and ask if there is anything they need.

Students often leave the property at different times, which can cause issues. One way to overcome this and save a lot of hassle is with a pre-checkout visit around a month before the tenancy ends. This can help highlight any obvious areas in need of attention, preventing unexpected costs. Use it to:

• Go through the inventory with tenants
• Point out cleaning or repair jobs they should do
• Explain the check-out process and deposit return timeline

This gives students time to put things right and reduces the chance of deposit disputes or the need to claim on your landlord insurance.

For many students, this is their first experience of independent living. A well-managed tenancy with clear, regular communication and guidance can help them thrive and make your job easier.

Although student lets bring fantastic opportunities, they also come with higher foot fall and greater risks. Make sure you're properly protected with a landlord insurance policy that understands the student rental market. At Total Landlord we combine multiple properties in one policy to make it easier to manage your portfolio, and we don’t discriminate against tenant type, so you won’t be penalised for renting to students or letting out an HMO.

With the Renters’ Rights Bill set to transform tenancy law, the student rental market is entering a new era. While this presents challenges, such as adapting to periodic tenancies and limits on rent in advance - it also offers opportunities for landlords who are proactive, flexible and well-informed.

To navigate the changes ahead, landlords should:

• Keep up to date with the latest guidance and legislative updates from trusted sources like LandlordZONE and the NRLA
• Review tenancy processes to align with the new rules
• Consider legal expenses and rent protection insurance to mitigate risks in a more tenant-friendly legal environment

Now more than ever, understanding your legal responsibilities, staying ahead of regulatory changes, and maintaining open communication with your tenants is key to long-term success. With the right support and insurance in place, student landlords can continue to thrive and help the next generation do the same.

Get an online quote from Total Landlord today and protect property with confidence or call us on 0203 907 1779 to discuss your insurance needs.