{"id":802,"date":"2016-08-31T00:00:00","date_gmt":"2016-08-31T00:00:00","guid":{"rendered":"https:\/\/www.simplybusiness.co.uk\/knowledge\/articles\/renting-to-students-what-you-need-to-know-as-a-landlord\/"},"modified":"2025-05-22T13:21:16","modified_gmt":"2025-05-22T13:21:16","slug":"renting-to-students-what-you-need-to-know-as-a-landlord","status":"publish","type":"knowledge","link":"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/renting-to-students-what-you-need-to-know-as-a-landlord\/","title":{"rendered":"Renting to students: what landlords need to know"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Our guide to student lettings runs through what landlords need to know for renting to students, from council tax to HMO rules and landlord insurance.<\/p>\n\n<p class=\"wp-block-paragraph\">The new academic year is almost upon us, and if you\u2019re about to hand your buy-to-let keys over to a group of students, you may be on to a good thing.<\/p>\n\n<p class=\"wp-block-paragraph\">Student rentals can bring high returns, especially if your property is located one of the university towns with the best yields.<\/p>\n\n<p class=\"wp-block-paragraph\">But there are a few things to consider when it comes to student lettings, and if you haven\u2019t sorted them all out yet, now\u2019s the time. Check through our list to make sure you\u2019ve done everything you need to do to keep your student rental property above board.<\/p>\n\n<h2 id=\"tenancyagreement\" class=\"wp-block-heading\">Tenancy agreement<\/h2>\n\n<p class=\"wp-block-paragraph\">You and your tenants should sign a tenancy agreement that sets out the terms and conditions of the rental. Most student landlords opt for a joint tenancy, which means all the students in the house sign the same tenancy agreement, and are all responsible for costs. Therefore if one of your tenants fails to pay their rent, the other tenants (or their guarantors) can be held liable. If one tenant leaves before the tenancy is up, it\u2019ll usually be down to the remaining students to find a replacement, and a new tenancy agreement will then need to be signed. Make sure your tenants are clear about this before they move in.<\/p>\n\n<p class=\"wp-block-paragraph\">If you\u2019re renting out each bedroom individually rather than renting the whole property to a group of friends, you may get your tenants to sign individual tenancy agreements instead.<\/p>\n\n<ul class=\"wp-block-list\"><li class=\"wp-block-list-item\"><a href=\"\/knowledge\/landlord-insurance\/what-is-landlord-insurance\/\" data-type=\"knowledge\" data-id=\"1154\" ><strong>The ultimate guide to landlord insurance<\/strong><\/a><\/li>\n\n<li class=\"wp-block-list-item\"><a href=\"\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\" ><strong>Find out more about landlord insurance<\/strong><\/a><\/li>\n\n<\/ul>\n\n<h2 id=\"hmoshousesinmultipleoccupation\" class=\"wp-block-heading\">HMOs (houses in multiple occupation)<\/h2>\n\n<p class=\"wp-block-paragraph\">Most student houses are \u2018houses in multiple occupation\u2019 (HMO), which is the term for a property occupied by at least three people who are not from the same household. And if your property is at least three storeys high and you rent to more than five people who aren\u2019t from the same household (and who share facilities like a kitchen or a bathroom) it counts as a \u2018large HMO\u2019 and you need a licence from your local council. You\u2019ll need to show your property meets certain standards to get your HMO licence.<\/p>\n<div id=\"nba-body-001\">\n<\/div>\n\n\n<p class=\"wp-block-paragraph\">Some local councils require smaller HMOs to have licences too, so check with them to find out. It can take a couple of months to get your HMO licence, so if you need one for this academic year hopefully your application is already underway.<\/p>\n\n<h2 id=\"counciltax\" class=\"wp-block-heading\">Council tax<\/h2>\n\n<p class=\"wp-block-paragraph\">Students are exempt from council tax, but they\u2019ll need to get an exemption certificate from the council, which often involves providing proof of their student status from their university. Bear in mind that if at a later date you\u2019re unable to prove that your property was occupied solely by students, you may be liable to pay the outstanding council tax.<\/p>\n\n<h2 id=\"insurance\" class=\"wp-block-heading\">Insurance<\/h2>\n\n<p class=\"wp-block-paragraph\">When you\u2019re buying your <a href=\"\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\" >landlord insurance<\/a> you need to tell the insurer that you\u2019re renting to students. If you\u2019ve already got a landlord insurance policy but this is the first time you\u2019re renting to students, you need to contact your insurer to amend your policy, or you may need to buy a new policy. This is important because if your insurer doesn\u2019t have accurate information then you may not be covered when you come to make a claim.<\/p>\n\n<p class=\"wp-block-paragraph\">You can cover the structure of your property with <a href=\"\/landlord-insurance\/building-insurance\/\">landlord buildings insurance<\/a> and any furniture and fittings you provide to your tenants can be protected with <a href=\"\/landlord-insurance\/content-insurance\/\">landlord contents insurance<\/a>.<\/p>\n\n<p class=\"wp-block-paragraph\">However, this insurance can only cover things that belong to you: remind your tenants that if they want to cover their own belongings (for example their computers) they will need to take out their own contents insurance policies.<\/p>\n\n<h2 id=\"furnishings\" class=\"wp-block-heading\">Furnishings<\/h2>\n\n<p class=\"wp-block-paragraph\">Since most students don\u2019t have much furniture of their own, it\u2019s likely you\u2019ll be renting your property furnished. Make sure everything\u2019s ready for your students to move in, including beds, chairs, tables and white goods in the kitchen. Leave the instruction manuals in an obvious place and take a full inventory of the items in the property and their condition, signed by you and your tenants.<\/p>\n\n<p class=\"wp-block-paragraph\">If there are things in the house that any one of the tenants may need to gain access to (for example the broadband router, thermostat, hot water controls, fuse boxes) these should be located in a communal space.<\/p>\n\n<h2 id=\"antisocialbehaviour\" class=\"wp-block-heading\">Antisocial behaviour<\/h2>\n\n<p class=\"wp-block-paragraph\">You\u2019re responsible for trying to stop your tenants acting in an antisocial way in and around your property. This means that if the students are doing something that\u2019s annoying the neighbours or causing trouble in the local area \u2013 having loud parties or leaving rubbish piling up outside the house, for example \u2013 you have a duty to speak to them. If the antisocial behaviour continues, the council may step in.<\/p>\n\n<p class=\"wp-block-paragraph\">The students\u2019 university may be able to help you deal with antisocial behaviour, and it\u2019s always a good idea to have regular contact with your tenants so that you can deal with any issues swiftly.<\/p>\n\n<h2 id=\"otherlandlordresponsibilities\" class=\"wp-block-heading\">Other landlord responsibilities<\/h2>\n\n<p class=\"wp-block-paragraph\">When you\u2019re renting to students, all the other normal <a href=\"\/knowledge\/\" data-type=\"page\" data-id=\"787\" >landlord responsibilities<\/a> apply, including gas safety and fire safety regulations and deposit protection rules. Also remember that, under right to rent rules, you\u2019re obliged to check the immigration status of your tenants by asking for documents like passports or visas.<\/p>\n\n<h2 id=\"wordofmouth\" class=\"wp-block-heading\">Word-of-mouth<\/h2>\n\n<p class=\"wp-block-paragraph\">If you provide a nice space for your students to live in, you have a good relationship with them and you deal with their issues promptly, you should find that your property easily fills for future academic years as you get a good reputation in the student community. Your tenants are likely to recommend your property to students in the years below them who are searching for somewhere to live, and this word-of-mouth marketing could save you money on letting agency fees.<\/p>\n\n<p class=\"wp-block-paragraph\">This article is for information only and is not legal advice. If you need specific help with your buy-to-let property, please speak to a professional.<\/p>\n\n<p class=\"wp-block-paragraph\"><strong>If you&#8217;re renting to students, how has the experience been so far? Tell us in the comments.<\/strong><\/p>\n\n\n\t\t\t\t\t<div class=\"wp-block-group has-azure-200-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-94e519ba wp-block-group-is-layout-constrained\" style=\"padding-top:var(--wp--preset--spacing--80);padding-right:var(--wp--preset--spacing--40);padding-bottom:var(--wp--preset--spacing--80);padding-left:var(--wp--preset--spacing--40)\"><h3 id=\"getsetwithtailoredlandlordcover\" class=\"wp-block-heading has-text-align-center\">Get set with tailored landlord cover<\/h3>\n\n<p class=\"has-text-align-center wp-block-paragraph\">Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick <a href=\"\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\" >landlord insurance quote<\/a> today.<\/p>\n\n\n\t\t\t\t\t<div class=\"wp-block-buttons is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-a89b3969 wp-block-buttons-is-layout-flex\">\n\t\t\t\t\t<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/quote.simplybusiness.co.uk\/landlord\">Start your quote<\/a><\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t\t\n<div id=\"nba-body-end\">\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Our guide to student lettings runs through what landlords need to know for renting to students, from council tax to HMO rules and insurance. Read on.<\/p>\n","protected":false},"author":3,"featured_media":26282,"comment_status":"open","ping_status":"closed","template":"","meta":{"sb_hreflang":"","sb_hreflang_url":"","disable_breadcrumbs":false,"sb_breadcrumbs":[],"sb_reviewed_by":"","sb_review_date":"","sb_enable_content_gating":true,"footnotes":""},"categories":[114,331],"hidden-category":[],"coauthors":[72],"class_list":["post-802","knowledge","type-knowledge","status-publish","has-post-thumbnail","hentry","category-landlord-news","category-tenants"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.2 (Yoast SEO v27.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Renting to students: all you need to know as a landlord<\/title>\n<meta name=\"description\" content=\"Our guide to student lettings runs through what landlords need to know for renting to students, from council tax to HMO rules and insurance. 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