Finding student accommodation can feel overwhelming, especially when you’re faced with contracts, notice periods and terms you have never come across before. And, in May 2026, the Renter’s Rights Act will come into effect, bringing new changes to how student lettings work.
This guide is here to break everything down so you know exactly what you’re signing up for.
How does renting student accommodation work?
In short, when renting a student property you will sign a tenancy agreement. This outlines all the requirements and obligations of both you, the student, and your landlord and/or letting agency. This is a legal contract and once it is signed you’ve committed to the terms of it.
However, the type of tenancy agreement you sign will determine what you’re committing to. In some tenancies, you will commit to a fixed period meaning you’re liable for rent until the end of the agreement. In others, you will have more flexibility and if you wish to leave, you give your notice to your landlord.
It’s crucial that before you sign a tenancy agreement that you understand its terms and that you’re committed for the duration of the agreement or until you can serve notice.
The different types of student accommodation
Student accommodation comes with a range of different options, and they can each work differently. It’s a good idea to understand what’s available before choosing your ideal place to live. Here’s a breakdown:
Purpose built student accommodation (PBSA)
These are privately owned and operated halls of residence. This is what most first year students tend to choose.
With a PBSA you will sign a fixed term tenancy. The length of this can vary but it is normally between 44 and 51 weeks. Once you have signed the agreement, you’re committed to the tenancy and paying rent for the full period.
If you leave your accommodation then you will need to continue paying rent until you find someone to take over your tenancy – essentially someone to replace you. Some halls will offer some flexibility after you have signed the tenancy but before you have moved in. For instance, if you didn’t get the required grades on results day or you can’t secure your visa then you may be able to cancel the contract.
University Halls of residence
These properties are similar to PBSAs but they are owned by the university. They will also offer a fixed term tenancy agreement, usually for the duration of the academic year. You will normally be committed for the duration of the agreement but dependent on circumstances the university accommodation offices may offer some flexibility.
Private houses, flats and apartments: England and Scotland
These are shared living options which are often managed by a landlord or letting agent. In most (but not all) cases you will be able to give your landlord (or agent) notice that you want to leave at any time. In England, this will be 2 months notice and in Scotland it will be 28 days. You can serve notice at any time, so in theory, you can move in and serve notice to leave two months later.
In Wales, the tenancy terms are usually fixed and you will be liable until the period ends.
Purpose built flats and co-living spaces
These are not exclusively for students but they’re becoming increasingly popular. They also have similar rules to shared housing.
Homestay
This is where you live in a property that the landlord also lives in. These agreements can be fixed or open ended and your agreement will specify. It’s important to check that the landlord does live in the property – if they don’t it can indicate that something is amiss.
Important things to know about shared housing
If the property has more than two bedrooms then the tenancy agreement may be able to specify an end date. The tenancy agreement must be explicit about this and give that date.
However, if the property is under two bedrooms then there will be no end date. This means you must give two months notice to end the contract before you want to leave. If you don’t give notice you will need to pay the rent until you end the contract.
Some shared housing may offer a fixed term tenancy. This is because the landlord is using a licence agreement enabling them to do this. The landlord or agent will explain this when they give you the agreement. Licence agreements will be used by landlords who wish to provide extra services – such as cleaning – and by providing these extra services they can use this type of agreement.
Contracts
Now you have any understanding of the different types of student accommodation, it is important to understand how the contracts work.
Joint contracts
A joint contract means all students sign the same contract. Landlords who rent student accommodation typically use this.
In England, if one person serves two months notice to leave this will end the contract for all remaining tenants. So, if one person decides they want to go home early, it means you will all have to do this.
In most cases the landlord will try and work around this informally but if you want to stay then it’s likely that the remaining tenants will need to cover the whole rent. In this case you may want to find a replacement tenant.
Not all shared housing uses joint contracts. Some will let the rooms to groups but use individual contracts meaning one person’s decision won’t affect the others. For example, if one person decides to leave it doesn’t affect the rest of the group. From May, these are the best contracts in shared houses. However, you should still consider who you want to live with carefully.
This doesn’t apply to students in Scotland or Wales where all of the group will need to serve notice together.
The type of contract
Before signing, it’s important to understand the type of contract you’re committing too. This also differs across nations.
England
Assured tenancy – these can be open ended or with a fixed end date for properties over two beds. You will be able to give two months notice to leave. These contracts are mainly used by landlords and agents in shared accommodation.
Licence agreements – these are fixed term contracts with defined start and end date. These are mainly used by halls of residence or some landlords. Halls in Scotland and Wales will use a variation of this agreement. Most homestays will use a type of licence agreement.
Scotland
A private residential tenancy is an open ended contract which can be terminated with 28 days notice. This is mainly used by landlords and agents.
Wales
A standard occupation contract can be fixed term or open ended. The agreement, mainly used by landlords and agents, will specify.
Signing a tenancy
Sometimes you’ll be asked to sign a tenancy months in advance. For example, you may secure a property as early as October or November for the following September.
This is usually possible if:
- The property is a Halls of Residence or if it is a shared house or flat under two bedrooms.
- The property is a shared house or apartment of more than two bedrooms and the landlord is using a licence agreement.
For the majority of three or more bedroom properties you will find many landlords can’t or won’t do this – they will only want to sign an agreement of six months or less before you move in. These properties will become available later in the academic year in months such as January or February. This only applies to England.
Paying rent
From May 2026, new rules will apply.
For instance, a landlord using an assured tenancy cannot request more than one month’s rent in advance and the rent can only be requested by the landlord on a monthly basis. However, if it works better for you in terms of budgeting or aligning with student finance payments then you can choose to pay more upfront.
For those in Halls of Residence or for those in properties where the landlord is using a licence agreement, an upfront rent payment or more than one month’s rent can be requested in advance.
What is a guarantor and do I need one?
A guarantor is someone who becomes jointly liable with you for the terms of the tenancy you have signed. Essentially, they’re there to pay the rent if you were unable to. In theory, anyone can be a guarantor.
However, many landlords will have certain criteria that your guarantor would need to meet. This could be proving they can meet the financial requirements or that they’re based in the UK. This is so the landlord can take them to court to cover arrears, if needed.
Guarantors are required because most students don’t have an established credit or rental history, so the landlord has to look elsewhere to guarantee that security.
If you don’t have a suitable guarantor, one option is to pay your rent in advance. However, if you’re in a shared house under an assured tenancy the landlord will not be able to request this. This means that instead of paying rent in advance you’ll need to pay for the service of a guarantor company.
However, landlords using licence agreements or Halls of Residence can still request rent in advance. This could be a better option if you’re an international student and are struggling to find a UK guarantor.
Serving notice
As a reminder, if your contract doesn’t have an end date you will need to serve notice – in England this is two months. If you don’t, you’ll have to pay rent until you do serve notice and get to the end of that notice period.
To serve notice in England and Scotland, the simplest way to do this is by sending an email. Just state clearly in writing that you’re serving notice and the date you want the contract to end.
That’s it!
Now, you should have a better understanding of the types of student accommodation available, which tenancy agreement they likely follow, and how to follow the rules of that agreement.
Remember to read everything carefully before signing to save you both money and any stress in the long run. And if you’re unsure of anything just ask questions. It’s important that you don’t feel rushed into signing until you fully understand the terms of your agreement.
Happy house hunting!