You’ve found a student house that looks amazing — big rooms, great location, and the rent seems surprisingly cheap. But before you get too excited, take a closer look at the contract. Sometimes, what seems like a bargain can end up costing more when hidden fees and extra bills come into play.
Here’s what the ideal student house contract should include, and what to watch out for.
Watch out for “cheap rent, expensive bills”
Some properties advertise low weekly rent — but don’t include any bills. That means you’ll have to pay separately for gas, electricity, water, internet, and even a TV licence. In winter, especially with rising energy prices, those bills can add up quickly.
Sometimes, a house that appears more expensive upfront actually works out cheaper overall if it includes all utilities. So always calculate the total monthly cost, not just the rent.
Check what “bills included” really means
If the contract says "bills included," don’t assume it covers everything. Ideally, it should include:
- Gas & electricity
- Water
- Internet (broadband)
- TV licence (if applicable)
But in some cases, “bills included” only refers to water and broadband — and heating still costs extra. Read the contract carefully or confirm with the landlord or letting agent.
Also check whether there’s a cap on usage, especially for gas and electricity. A fair contract should clearly state the monthly or weekly allowance (e.g. £15 per person/week), and what happens if usage goes over.
Fair deposit and protection
In a well-written contract, the security deposit is usually no more than 4–5 weeks’ rent. Make sure it's protected under a government-approved scheme such as DPS, TDS, or MyDeposits — your landlord is legally required to do this.
The contract should also tell you when and how the deposit will be returned at the end of the tenancy, and under what conditions deductions might be made.
Clear responsibilities
Good contracts clearly define who is responsible for what. In general:
- Landlords should handle major repairs (boiler, heating, plumbing, etc.)
- Tenants are responsible for day-to-day cleanliness and minor upkeep.
- Avoid agreements that unfairly shift landlord responsibilities onto tenants.
No surprise fees
Most admin and processing fees are banned in England. Your contract should not ask for additional payments for viewings, inventories, or contract signing. If you see these listed — question them.
Break clause for flexibility
Although not always standard, a great student contract will include a break clause — this gives you an option to leave early if something unexpected happens, like changing universities or personal emergencies.
Overall
The “perfect” student house contract may not exist, but you can get pretty close by knowing what to look for. Always read the small print, compare total living costs (not just rent), and don’t be afraid to ask questions. Also beware that changes to new house contracts may occur in the future as the Renters' Rights Bill comes into action.
If you're still on the hunt, Accommodation for Students can make your search a little easier.
