Student lets: What every landlord needs to know about end of tenancy in student properties
June marks the start of one of the busiest checkout periods of the year, where student properties across England and Wales reach the end of their academic year tenancies within weeks of each other. At TDS we see the full picture of what that looks like, the checkouts that go smoothly, the ones that take a little longer to resolve and the relatively small number that end in a formal dispute. Here, we share what we see most often at end of tenancy in student properties, what has changed this year under the Renters' Rights Act, and what landlords can do right now to make the process go as smoothly as possible.
The biggest change this summer: the Renters' Rights Act
This year's student move-out season is the first under the Renters' Rights Act, which came into force on 1st May 2026. For student landlords, the most significant change is the ending of fixed-term tenancies. The academic-year fixed term which was a familiar structure that gave student lets a clean, predictable end point, no longer exists in law. All private residential tenancies are now assured periodic tenancies, rolling on a monthly basis.
This means that if you are relying on your student tenants leaving at the end of June to turn the property around for the next academic year, you need to ensure you have served the correct notice using the new Ground 4A, the specific student possession ground introduced by the Act.
Ground 4A allows landlords to seek possession where all tenants are full-time students and the landlord intends to re-let to students, but it must be served in the correct form and with the required notice period. A defective notice will not result in possession.
Section 21 is gone, so you can no longer serve a no-fault eviction notice to recover your student property at the end of the academic year. If you have not already taken advice on Ground 4A and served the correct notice, speak to a specialist solicitor or contact the NRLA landlord support team.
What we see most often in student end-of-tenancy disputes
The reasons for deposit disputes at end of tenancy in student properties are remarkably consistent year on year. Understanding them in advance is the best preparation a landlord can have.
Cleaning is still the number one cause
Cleaning disputes in student properties almost always come down to the same thing: the landlord and tenant having different expectations of the standard required. The standard is not a "professional clean", but the same standard it was supplied to the tenant at the start of the tenancy. If the property was domestically cleaned at check-in, that is the standard required at checkout. If it was professionally cleaned, a professional clean can reasonably be expected in return but you need the receipt to prove it. Without evidence of the check-in standard, a claim for a full professional clean is unlikely to be awarded in full.
Shared space damage, where does the responsibility lie?
In a joint tenancy, all tenants are jointly and severally liable for the shared spaces such as the kitchen, living room, hallway or bathroom. This means that damage to a shared kitchen can be claimed from the joint deposit even if you cannot identify which specific tenant caused it. What you do need is a clear photographic record of the condition of those spaces at check-in, and an equally detailed checkout report showing what has changed. Shared spaces are the most frequently disputed and the most frequently under-documented area of student properties.
Garden neglect at end of tenancy in student properties
Gardens are consistently in the top five causes of deposit disputes, and student properties are no exception. The key points for adjudicators are whether the tenancy agreement placed garden maintenance obligations on the tenant clearly and specifically, whether the garden was handed over in good condition with photographic evidence, and whether the claim accounts for seasonal growth. A garden handed over in September and returned in June will inevitably show some growth, that alone does not constitute neglect. What matters is whether the tenant maintained it to a reasonable standard throughout.
Redecoration claims
Claims for full redecoration at the end of a twelve-month student tenancy are among the most frequently reduced by TDS adjudicators. TDS guidelines set the expected lifespan of decoration at three to five years. A property with four occupants over twelve months will naturally show more wear than a single-occupant property - but unless the damage goes significantly beyond what is reasonable for the number of occupants and the length of the tenancy, a claim for full repainting is unlikely to succeed. The stronger approach is to claim for specific, evidenced damage rather than general redecoration.
Three things that make the biggest difference
After years of seeing what works and what does not in student deposit adjudication, the factors that consistently determine outcomes come down to three things.
- A thorough, photographic check-in inventory that covers every room, every shared space and the garden - dated and signed by the tenants. Without this, the baseline cannot be established and the claim is built on uncertain foundations.
- A checkout conducted with tenants present where possible, using the check-in inventory as the reference point. Issues identified and agreed at the time of checkout are far less likely to become disputes than those communicated after the fact.
- A clear, itemised deduction proposal sent to tenants in writing, with a breakdown of each claim and supporting evidence attached. Many disputes arise not because the deduction is wrong, but because tenants have not been given a proper explanation of why it is being made.
A new resource for student landlords available now
The TDS and NRLA Guide to Student Move-Outs, published this month in partnership with the NRLA, covers everything in this blog in full detail, including a complete room-by-room checkout checklist, a turnaround timeline for the summer period, guidance on joint liability and shared deposits, and TDS case studies showing how end-of-tenancy evidence affects real adjudication outcomes. It also includes specific guidance on the Renters' Rights Act changes for student landlords, including Ground 4A.
The end of the academic year does not have to mean a difficult few weeks. With the right preparation, clear communication and good evidence, the vast majority of student end-of-tenancy checkouts can be resolved quickly and fairly without the need for formal adjudication. That is good for landlords, good for tenants, and good for the relationship going into the next academic year.
For further guidance on deposit protection, checkout procedures and dispute resolution, visit the TDS help centre or explore the full library of free landlord resources available to TDS members.
TDS is the UK's only not-for-profit, government-approved tenancy deposit scheme. Join thousands of student landlords who protect deposits with TDS - free with our Custodial scheme, or at the lowest insured rates available with NRLA member pricing.
