Letting agencies
What does a letting agent do?
A letting agent manages rental properties on behalf of a landlord — handling viewings, tenancy agreements, deposit protection, maintenance, and rent collection. Student letting agents specialise in properties near universities and understand the academic calendar.
Can agents charge fees?
No. Under the Tenant Fees Act 2019, agents in England cannot charge admin, reference, or application fees. You should only ever pay rent, a capped deposit, and specific permitted charges. Scotland and Wales have similar protections.
When should I start looking?
In most student cities the best properties near campus are listed as early as October or November of first year for a September move-in. Spring sees more stock arrive, but the most popular streets go fast.
How do I know if an agent is trustworthy?
Check for ARLA Propertymark, NALS, or RICS membership. All agents must belong to a government-approved redress scheme. Read recent Google reviews and ask your student union if the agency is on their recommended list.
In this guide
- What is a student letting agent?
- Letting agent vs landlord vs PBSA
- HMOs explained
- Guarantors: everything you need to know
- Joint tenancies explained
- Bills & utilities
- How to choose a letting agent
- Red flags & green flags
- The renting process step by step
- Moving out & getting your deposit back
- Your rights as a student tenant
- Find letting agencies by city
- FAQs
What is a student letting agent?
A letting agent manages rental properties on behalf of a landlord. Rather than dealing with the owner directly, you interact with the agency — they handle viewings, contracts, deposit protection, repairs, and often rent collection too.
Student letting agencies specialise in properties near universities: shared houses, HMOs, flats, and studio apartments aimed specifically at the student market. Because they understand the academic calendar, most offer fixed-term tenancies that run from July or September through to the following summer.
The quality of your letting agent will have a real impact on your day-to-day life as a renter. A responsive, professional agency makes maintenance straightforward and deposit returns fair. A poor one can turn small issues into major stress. That's why choosing carefully — and knowing your rights — matters so much.
Letting agent vs private landlord vs PBSA: which is right for you?
There are three main routes to student accommodation beyond university halls. Here's how they compare on the things that matter most.
| Factor | Letting agent | Private landlord | PBSA provider |
|---|---|---|---|
| Typical cost | £80–£180/week (varies by city) | £75–£170/week | £130–£350/week |
| Bills included? | Usually no | Sometimes | Usually yes |
| Contract flexibility | Standard fixed-term, now periodic under new rules | Often more flexible — can negotiate directly | Fixed-term, less negotiable |
| Accountability | High — redress schemes, professional bodies | Medium — depends on the individual | High — large corporate standards |
| Maintenance | Formal logging system, but speed varies | Direct contact — can be fast or very slow | On-site teams, generally fast |
| Social atmosphere | Depends on your housemates — you choose them | Depends on your housemates — you choose them | Built-in — communal spaces, events |
| Best for | 2nd+ year students who want to choose their housemates and location | Students who want flexibility and a direct relationship | First years, international students, those who want all-inclusive simplicity |
Prices are indicative estimates for 2025/26. Costs vary significantly by city — London is typically 60–100% higher than the figures above.
HMOs explained: what every student renter needs to know
If you're sharing a house with friends, you're almost certainly going to be living in an HMO — a House in Multiple Occupation. Understanding what this means protects you as a tenant.
What is an HMO?
A property is classed as an HMO when it is occupied by three or more people from two or more separate households who share facilities like a kitchen or bathroom. Most student shared houses qualify. Bedsits, converted flats, and some purpose-built student blocks also fall under HMO rules.
Why does it matter?
HMOs are subject to stricter legal requirements than standard rentals. Landlords and agents must ensure higher fire safety standards, adequate room sizes, proper waste management, and in many cases must hold a mandatory HMO licence from the local council.
Large HMOs (5+ people)
Any HMO with five or more occupants from two or more households requires a mandatory HMO licence from the local council. Your agent or landlord should be able to show you the licence number. You can verify it on your local council's website.
Smaller HMOs (3–4 people)
Many councils have introduced "additional licensing" schemes that also cover smaller shared houses. Check your local council's website to see whether your property needs a licence even if it has fewer than five occupants.
What licensing means for you
A licensed HMO must meet minimum room size standards, fire safety requirements (smoke alarms, fire doors), and pass regular inspections. If your landlord is operating an unlicensed HMO, they can be fined — and you may be entitled to a rent repayment order.
What to check in an HMO
Look for working smoke alarms on every floor, carbon monoxide detectors near gas appliances, fire doors in communal areas, clearly marked escape routes, an up-to-date Gas Safety Certificate, and an EICR (electrical inspection) certificate.
Guarantors: everything students need to know
Almost every letting agent will require a guarantor before they'll accept a student tenancy. Here's what that means, what's expected, and what to do if you don't have one.
What is a guarantor?
A guarantor is someone who agrees to cover your rent and any costs (like damage) if you fail to pay. For students, this is usually a parent or guardian. By signing the guarantor agreement, they become legally responsible for your obligations under the tenancy if you default.
What does a guarantor need?
Most letting agents require your guarantor to be UK-based, employed (or have sufficient income/savings), and pass a credit check. They'll typically need to earn at least 30x the monthly rent annually — so for a room costing £600/month, your guarantor would need to earn around £18,000 per year. Some agents require guarantors to be homeowners.
If you have a UK guarantor
- Standard process — most agents will accept a parent or guardian
- No extra cost — guarantor agreements are free to sign
- Wider choice of properties and agents
- Usually the quickest route to securing a property
If you don't have a UK guarantor
- International students and care leavers are most commonly affected
- Some agents accept rent paid 6 months or a year upfront instead
- Guarantor schemes (Housing Hand, Reposit, UK Guarantor) can act as your guarantor for a fee
- Your university may offer an institutional guarantor scheme — check with your accommodation office
Joint tenancies explained
When you rent a shared house with friends, you'll almost certainly be signing a joint tenancy agreement. This is one of the most important things to understand before you put pen to paper.
What is a joint tenancy?
A joint tenancy is a single tenancy agreement signed by all housemates together. You are all named on the same contract, and you all share legal responsibility for the property — including the full rent.
Joint and several liability
This is the critical bit: under a joint tenancy, you are jointly and severally liable. That means if one housemate stops paying rent or leaves, the remaining tenants are responsible for covering the shortfall. The letting agent doesn't care whose fault it is — they'll pursue whoever they can for the outstanding amount.
Joint tenancy vs individual tenancy
| Feature | Joint tenancy | Individual tenancy |
|---|---|---|
| Who signs | All tenants sign one agreement | Each tenant signs their own agreement |
| Rent responsibility | Shared — all liable for the total | Individual — each only liable for their room |
| If a housemate leaves | Remaining tenants must cover their share | Only that person's tenancy is affected |
| Deposit | One deposit shared between all tenants | Each tenant pays their own deposit |
| Common in student lets? | Very common | Less common — usually PBSA or bedsits |
Bills & utilities in student lets
Unlike university halls or most PBSA, private lets through letting agents almost never include bills by default. Managing your own utilities is one of the biggest practical shifts when moving into a student house — here's everything you need to know.
What bills will you need to set up?
Gas & electricity
Your biggest bill. Budget around £40–£70 per person per month (more in winter). Use a comparison site like Uswitch to find the best tariff once you move in. Make sure you take meter readings on your first day and send them to the supplier.
Water & sewerage
Usually £15–£25 per person per month. Unlike energy, you can't switch water suppliers — you're on whoever serves your area. Contact the local water company to register when you move in.
Broadband
Budget £25–£40/month for the whole house. Check what's already installed before signing up — some landlords have a preferred provider. Look for student deals from providers like Virgin Media, Sky, or BT.
TV Licence
£174.50 per year (2025/26). You need one if you watch live TV or use BBC iPlayer — even on a laptop. One licence covers the whole household. If no one watches live TV, you don't need one but may need to inform the DVLA.
Are students exempt from council tax?
Yes — full-time students are exempt from council tax. If everyone in your house is a full-time student, you pay nothing. If even one person is not a student (or a part-time student), the whole house may receive a bill, though that person may qualify for a discount. Apply for your exemption through your local council as soon as you move in — your university will provide a council tax exemption certificate.
Bills-included lets
Some landlords and agents advertise "bills included" properties where gas, electricity, water, and sometimes broadband are bundled into your rent. These can be convenient but are often more expensive overall — check whether the cap is fair and what happens if you exceed it.
Splitting bills with housemates
The easiest approach is to put all bills in one person's name and use a bill-splitting app to divide costs. Apps like Huddle (designed specifically for student households), Splitwise, or Acasa make this straightforward. Alternatively, some services will split bills across multiple direct debits automatically.
How to choose a student letting agent
Here's what to check before committing to any agent or property.
Check professional registrations
Reputable agents will be registered with ARLA Propertymark, NALS, or RICS. All agents in England must also belong to a government-approved redress scheme — either the Property Ombudsman or the Property Redress Scheme. If they can't confirm which one, walk away.
Read recent student reviews
Google reviews from the past 12 months are your best source. Focus on comments about maintenance response times, deposit returns, and communication. Your student union may also publish a recommended or blacklisted agencies list — always worth checking before you start viewing.
Ask the right questions at viewings
Before committing, ask: which deposit protection scheme will you use? What's included in the rent? How do I report repairs, and what's the response time? Who do I contact for out-of-hours emergencies? Can I see the current Gas Safety Certificate and EICR? A trustworthy agent will answer all of these clearly and immediately.
Red flags & green flags
Use this as a quick checklist when assessing any agent or property.
✅ Green flags
- ARLA Propertymark or NALS registered
- Member of a government redress scheme
- Deposit held in TDS, DPS, or MyDeposits
- Clear, itemised inventory at check-in
- Valid Gas Safety Certificate provided
- EPC rating E or above
- HMO licence visible (5+ occupants)
- 24/7 emergency contact number
- Happy to share contract in advance
- Responds within 24–48 hours
🚩 Red flags
- Pressure to sign the same day
- Fees charged before tenancy starts
- Can't confirm their redress scheme
- Refuses viewings before signing
- Listings with no agent name or address
- Requests bank transfer before viewing
- Vague or verbal-only answers on deposits
- No written inventory offered
- Overwhelmingly negative recent reviews
- Can't produce safety certificates
The student renting process: step by step
Most students move into a private let for their second year onwards. Here's how the process typically works.
October – November (1st year)
Start browsing properties. In competitive cities, the best houses near campus are listed this early. Get your housegroup sorted before you start viewing — it's much harder to find somewhere while still deciding who you're living with.
November – January
Book viewings. Visit at different times if you can — daylight to check the property condition, evening to assess the area and noise levels. Photograph everything. Check for mould, damp, working heating, and adequate room sizes.
January – February
Agree on a property and review the tenancy agreement carefully. Check the contract length, rent, deposit amount, included bills, break clauses, and what happens if a housemate drops out. Your student union's advice service can review contracts for free — use them.
February – March
Sign the contract and pay your deposit. The agent must protect it in a government-approved scheme within 30 days and provide you with the Prescribed Information detailing which scheme it's in.
July – September
Move in. Complete a detailed check-in inventory — photograph every mark, scuff, and pre-existing damage before you unpack anything. Email dated photos to the agent the same day. This is the single most important thing you can do to protect your deposit at the end of the tenancy.
Moving out & getting your deposit back
The end of a tenancy is where disputes most commonly arise. Knowing the process — and your rights — means you're far more likely to get your full deposit back.
Before you leave
Clean the property thoroughly — agents often try to charge for professional cleaning even when the property is left in a reasonable state. Refer back to your check-in inventory and photographs and ensure the property is in the same condition, accounting for normal wear and tear. Return all sets of keys and get written confirmation from the agent that they've been received.
What agents can and can't deduct
Legitimate deductions
- Damage beyond fair wear and tear
- Professional cleaning if property left dirty
- Replacement of lost keys
- Unpaid rent or utility bills
- Removal of belongings left behind
Not legitimate deductions
- Fair wear and tear (scuffs, minor marks from normal use)
- Redecorating when paint was already old at check-in
- Replacing items that were already worn at the start
- Damage that was recorded on the check-in inventory
- Vague "general cleaning" charges with no evidence
The deposit return timeline
Once you've vacated and agreed any deductions with the agent, they have 10 days to return your deposit. If they miss this deadline or you disagree with deductions, raise it formally in writing immediately.
Disputing deductions
If you and the agent can't agree, use your deposit scheme's free Alternative Dispute Resolution (ADR) service. You submit your evidence (photos, inventory, emails) and an independent adjudicator makes a binding decision. This process is free, and you don't need a solicitor. The adjudicator's decisions typically favour tenants who have thorough check-in documentation.
Your rights as a student tenant
Many students don't know their rights — which is exactly what some agents and landlords rely on. Here are the essentials.
No fees beyond rent and deposit
The Tenant Fees Act 2019 bans agents from charging tenants fees for referencing, administration, credit checks, or inventories in England. The only permitted payments are rent, a security deposit (capped at 5 weeks' rent), a holding deposit (capped at 1 week's rent), and charges for specific defaults. Scotland and Wales have equivalent protections under separate legislation.
Deposit protection
Your deposit must be held in one of three government-approved schemes: the Tenancy Deposit Scheme (TDS), the Deposit Protection Service (DPS), or MyDeposits. If it isn't protected within 30 days, you may be entitled to compensation of 1–3x the deposit amount.
Right to a safe home
Under the Homes (Fitness for Human Habitation) Act 2018, your landlord must keep the property structurally sound, free from serious damp and mould, and with working heating and hot water. Gas and electrical safety checks must be current. If they're not, contact your local council's Environmental Health team.
Find student letting agencies by city
Select your university city for our full guide to the best student letting agencies in that area — with honest reviews, tips on what to expect locally, and what to watch out for.