Finding a student house: the letting-agent guide

Moving out of halls and into a shared house is a rite of passage, and it is also the first time many students deal with letting agents, contracts and deposits. Knowing how the process works, and what your rights are, keeps you from overpaying or signing up to something you regret. Here is a careful, factual guide.

When should you start looking?

The student housing hunt often kicks off far earlier than people expect, sometimes only weeks into the academic year, because agents and landlords in busy university areas push to fill houses well ahead of the summer. That pressure is real, but it should not stampede you. Sort out who you want to live with before you commit to a house, because the wrong housemates cause more grief than a slightly less perfect kitchen. It is better to wait for the right group and place than to rush into a twelve month contract with people you barely know.

Letting agent fees are banned in England

This is worth knowing clearly. Under the Tenant Fees Act 2019, most fees that letting agents and landlords used to charge tenants in England are banned. You should not be charged for things like referencing, admin, inventory checks, or renewing a tenancy. There are limited exceptions, such as a holding deposit and the tenancy deposit itself, but the days of a long list of extra charges are over. If an agent tries to add fees on top of the rent and deposit, question it, because most of those charges are not allowed. Scotland, Wales and Northern Ireland have their own rules, so check the position where you are renting.

Your deposit must be protected

When you pay a deposit on an assured shorthold tenancy in England or Wales, the landlord or agent must protect it in a government approved tenancy deposit scheme, and must give you information about where it is held. This protects the money and gives you a route to dispute unfair deductions when you move out. Ask which scheme your deposit is in and keep the confirmation. If a deposit is not protected as required, that is a serious problem, not a technicality.

What to check on a viewing

A viewing is your chance to spot problems before you sign. Look for:

• Damp and mould, especially in bathrooms, corners and behind furniture
• Whether the heating works and whether the windows shut properly
• Signs of an EPC and how the place is likely to cost to heat
• Working smoke alarms and, where there is gas, a carbon monoxide alarm
• Water pressure, and that taps and the shower actually run
• Security, including door and window locks

Ask who the current tenants are and, if you can, ask them what the house and landlord are really like. A landlord who fixes things promptly is worth more than a slightly cheaper rent.

Before you sign

Read the whole contract, not just the rent figure. Check the length of the tenancy, whether it is a joint tenancy where everyone is responsible for the whole rent, what bills are included, and the notice rules. Make sure there is a proper inventory when you move in and take dated photos of the condition of every room. That inventory and those photos are what protect your deposit when you leave.