Letting to students

Why should I let to students?

There are several reasons why student lets can appeal to landlords:

• Demand is often strong in established student areas
• Well-located shared houses can deliver attractive yields
• Student homes are usually marketed around the academic year, which can make planning ahead easier
• Many student tenants look for fully managed, ready-to-move-into homes, creating opportunities for well-presented properties

Are there any drawbacks?

Student properties can see more wear and tear than some other types of lets, especially in larger shared households. That can mean higher maintenance and more frequent redecoration.

Students will also often expect a property to be fully furnished and ready for day-to-day living, so landlords may need to budget for furniture, appliances and ongoing replacement costs.

Another key consideration is tenancy management. Since assured tenancies are now periodic, student households do not have a fixed end date in the way many landlords were used to before 1 May 2026. Instead, landlords need to understand the rules around notice, joint tenancies and the student possession ground where it applies.

If you are unsure please contact one of our experienced lettings managers who can advise you.

When is the best time to market my property to students?

This will vary by location, but many students begin searching well in advance of the next academic year. In many markets, demand builds from the winter and early spring for summer or autumn move-ins.

A good local agent can advise on the right marketing window for your area, your property type and the universities nearby.

Which properties are suitable for students?

Properties that tend to perform well in the student market usually have:

• 3 or more bedrooms
• Good-sized communal space
• Practical kitchen and bathroom facilities
• Easy access to campus or strong transport links
• Space for study, storage and day-to-day living

Shared houses are especially popular, but landlords should remember that student sharers often fall within HMO rules, so licencing and management obligations may apply depending on the property and local authority requirements.

How do I market a student property?

Student lets should still be marketed professionally, with clear pricing, strong photography and accurate property details.

From 1 May 2026, landlords and letting agents must advertise a specific rent and cannot ask for, encourage or accept offers above the advertised rent. Price ranges and bidding wars are not allowed.

For the best results, your marketing should highlight:

• Distance to campus
• Number and size of bedrooms
• Furnished status
• Broadband availability
• Appliances included
• Outdoor space, bike storage or parking where relevant

A local letting agent can also help promote your property to the right audience and advise on what students in your area expect.

How do new student tenancies work after the Renters’ Rights Act?

From 1 May 2026, assured shorthold tenancies move to assured periodic tenancies, and new assured tenancies are periodic from the outset. That means landlords can no longer rely on fixed terms because they don't exist.

In practice, this means:

• there is no fixed end date for any assured student tenancies and no Landlord or Tenant can ask for one - this would be illegal and subject to a potential fine,
• tenants can leave by giving notice
• landlords must use a valid legal ground if they want possession

Tenants cannot be required to give more than two months’ notice. If the tenancy agreement does not say how much notice is needed, at least two months’ notice applies.

For joint tenancies, one tenant can end the joint tenancy, which is an important point for shared student households. If some occupiers want to remain, a new agreement may be needed.

Is there a special possession ground for student lets?

Yes, but it only applies in certain cases.

The government says landlords may be able to use a student possession ground to recover a property and re-let it to students for the new academic year. This ground is not available for every student property. It applies to full-time students on who have signed an assured periodic tenancy agreement in an HMO, and the landlord must give notice about this ground at the start of the tenancy. It does not apply to all student accommodation, including purpose-built student accommodation.

Because this is a specialist area, landlords should make sure the tenancy set-up and paperwork are correct from the beginning. Your Move can help with this. 

What furnishing should I provide?

Most student tenants expect a property to be fully furnished and ready to move into. A typical student let may include:

• Washing machine
• Fridge freezer
• Cooker
• Beds and mattresses
• Wardrobes or clothing storage
• Desk and chair in each bedroom
• Sofa and basic living room furniture
• Curtains or blinds
• Floor coverings
• Bins
• Vacuum cleaner

The exact specification will depend on the market you are targeting, but a clean, practical and well-maintained home will usually attract more interest.

Is there any special legislation to consider?

Yes. Student landlords should think about more than one set of rules.

If you are letting to sharers rather than one family, the property will fall under HMO rules, with potential licencing and management requirements depending on the property and the local council.

Your Move can help with student lets

Whether you want help finding student tenants, advice on pricing and marketing, or full property management, Your Move can support you.

Our local lettings experts understand the student market, including demand patterns, HMO considerations and the rules that now apply under the Renters’ Rights Act. We can help you prepare your property, market it effectively and manage the tenancy with confidence.