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Tenancy Agreement
After their first year at university, most students rent accommodation from a private landlord. This means entering into a “contract” with your landlord, commonly known as a tenancy agreement.
Your tenancy agreement is a legal document that sets out, not only your rights as a tenant, but also sets out the landlord’s responsibilities.
The Renters’ Rights Act means that all tenancies must have a written tenancy agreement, and which must include the following information:
- Your landlord’s name (joint landlord’s names if applicable), and an address (personal or business) where legal notices can be sent. The details of any managing agent are likely to be listed as well, but the landlord’s details must be included
- Your name, and the names of all other tenants if you have a joint tenancy
- Property address
- Tenancy start date
- Rent amount and when rental payment is due
- Rent increases, including an explanation that if the landlord proposes to increase the rent, they must serve a Section 13 notice (see rent increases, below)
- Bills: if the rent includes bills, the landlord must explain which bills are covered, such as utilities, including electricity, gas, water, sewage, TV licence, and communications services, including telephone, internet, cable TV and satellite TV
- Tenancy deposit, including the amount
- Ending the tenancy: including the rights of both the tenant and landlord to end the tenancy. The landlord must also give prior notice in the agreement if there are certain grounds on which they may in future seek possession of the property using the ground/s. This includes grounds affecting student tenancies. See Landlord’s rights to end a tenancy for more details about this
- Landlord’s obligations about certain matters, including ensuring the property is fit for human habitation, gas and electricity safety, repairs to the property
It is important that you read the contract carefully. Your contract is likely to be broken into several numbered sections/paragraphs - called clauses - so that specific sections can be easily located. Make sure you understand the clauses contained in the agreement. You can use our renter's checklist (below) to help you make sure your contract includes the key points. Your rental agreement may also contain clauses explaining other rights and responsibilities, of the tenant and landlord, such as the tenant’s right to ‘quiet enjoyment’ of the property, and the landlord’s right to access the property (eg for repairs).
For further details see Shelter's guidance on tenancy agreements
If you already had a tenancy on 1st May 2026 but didn’t have a written tenancy agreement – because it was based on a verbal agreement – your landlord must now provide you with a written document that covers the required information. If you already have a written tenancy agreement, your landlord won’t need to change or re-issue your existing tenancy agreement because of the Renters’ Rights Act. However, they will need to give you a copy of The Renters’ Rights Act information sheet. This explains how the changes introduced by the new laws may affect your tenancy.
You should never feel obliged or pressured to sign a contract, if it doesn’t feel right then seek advice.
Types of Tenancies
To be classed as a “tenant”, you must under the law, satisfy the following four conditions:
- A legally binding contractual relationship has been entered into with the landlord.
- The occupier has the right to enter and occupy (possess) at least one room in the property to the exclusion of everyone else, including the landlord.
- You have a right to occupy the property for an indefinite period until the contract is ended either by the tenant or the landlord, in accordance with each party’s particular rights.
- Rent is being paid to a landlord (or to a landlord via an agent).
If one of more of the above conditions are not met, then you are classed as a ‘Licensee’ whereby you have permission to occupy rather than a legal right of occupation, as would be the case if you were a tenant. Some common examples of licence arrangements are:
- Living in dedicated student accommodation such as a student hall of residence.
- Living with parents or family where there is unlikely to be a contractual agreement to live there, or “exclusive occupation” of one room.
- Living in a hostel where you are sharing a room with someone else.
You can read more about about living in halls of residence, often referred to as purpose-built student accommodation (PBSA). There's some information about PBSAs in our pages about types of accommodation available, and and from UCL in finding private accommodation.
Assured Periodic Tenancies
Following the introduction of the Renters' Rights Act there are no longer any fixed term assured shorthold tenancies (AST). Any private rental tenancies that cannot be treated as exceptions (such as a PBSA) are now called assured periodic tenancies. All existing ASTs became assured periodic tenancies from 1st May 2026.
Assured periodic tenancies have no fixed end date. They continue on a rolling basis until either the tenant gives two months' notice to quit the property, or the landlord uses a valid legal ground to end the tenancy.
Many student tenancies are joint tenancies where all the people who share the property are jointly and severally liable. This means as a joint tenant you share the responsibility for the whole amount of the rent, any rent arrears and any damage to the property during your tenancy. If the contract just contains your name, then you have sole liability for the rent and any damages to the property or room.
IMPORTANT: If one person wants to leave a joint tenancy this now means that the tenancy is ended for all tenants. The tenant who wishes to leave the tenancy can do this without the agreement of the other tenants.
License agreements
If you don’t have an Assured Periodic Tenancy, then it’s likely that you’ll have a licence agreement with your landlord. Licences are either called a Bare Licence or a Contractual Licence.
- A bare licence is where you have a simple permission to live in a property, e.g. looking after a friend’s home or living with parents.
- A contractual licence is where you have accommodation in exchange for performing a service or pay money in return for that accommodation, but the conditions for creating a tenancy, which we mentioned above (Types of Tenancies), are not met.
Living with a Landlord
Some students rent a room in a house where the landlord also lives, sharing “common spaces” such as a kitchen or bathroom. If you live with your landlord then you have different legal rights, for example compared to having an Assured Periodic Tenancy. This is sometimes referred to as being a "lodger". You could be asked to leave with a shorter notice, such as a week, unless you have a contract which states otherwise. It is advisable to get a contract as it will protect you and confirm your rights whilst you live in the accommodation.
Houses in Multiple Occupation
A House in Multiple Occupation (HMO) is a property occupied by people who live together but are not part of a family or household, and they share a kitchen, toilet or bathroom.
Some landlords need a licence to allow them to rent a HMO to you. The licence requires landlords and agents to ensure the property is well maintained and safe to live in.
Your landlord will be likely to need a mandatory HMO licence if the following apply:
- You share with four or more other people
- There are two or more separate households
Student accommodation owned by a university is excluded from HMO rules.
Before agreeing to rent a property, you can check if the landlord needs a licence. Check London Property Licensing for useful information on property licensing in different parts of London. Some councils have introduced 'additional' or 'selective' licensing. You can also check your council's licensing criteria online.
You can ask the landlord/agent to show proof the licence has been granted or you can contact the local council directly and check. You may be able to claim back money if the landlord has been renting to you without a licence by applying for a Rent Repayment Order (RRO). Contact us if you need any further information about Rent Repayment Orders.
Tenant Fees
The Tenant Fees Act (2019) banned most letting fees and introduced caps on deposits paid by tenants renting in the private sector.
The only payments that landlords or letting agents can charge tenants for are:
- Rent and late rent fees.
- A refundable tenancy deposit which is no more than five weeks’ rent where the total annual rent is less than £50,000, or six weeks’ rent where the total annual rent is £50,000 or above.
- A refundable holding deposit (to reserve a property) capped at no more than one week’s rent.
- Payments associated with the tenant leaving the property early without giving the required notice.
- Payments associated with amending your tenancy (if agreed by your landlord). Capped at £50 unless the landlord can show greater costs
- Payments in respect of utilities, communication services, TV Licence and Council Tax.
- A default fee for late payment of rent and replacement of a lost key/security device giving access to the housing, where required under a tenancy agreement.
You can find more information in our Guide to Tenant Fees.
Rent
Some significant changes have been made to the rules on rent, following the introduction of the Renters' Rights Act.
Rent in advance
Landlords are now allowed to request only one month’s rent in advance, once a tenancy agreement has been entered into. It is illegal for a landlord or agent to ask for more. If a landlord or agent does ask for more, it could be a sign of a scam.
Rent increases
Landlords can increase rent only once a year. They must follow the Section 13 procedure to increase the rent, by serving a ‘Section 13’ notice (on Form 4A). Landlords will need to give at least two months’ notice of the rent increase, to expire at the end of a rent period.
You can challenge a rent increase in the property tribunal if you think it is too high. Contracts should no longer include a ‘rent review clause’ that were used previously to justify rent rises during a tenancy.
Rental bidding
‘Bidding wars’, where landlords encouraged prospective tenants to make higher rental offers to secure a property, are no longer allowed. The landlord must state the proposed rent when advertising the property and cannot encourage or accept bids above that amount.
Deposits
One of the biggest complaints and concerns students have about renting in private accommodation is deposits. The problem can be one of the landlord (or agent) deducting money from the deposit or not returning the deposit at all.
Usually a private landlord will require you to pay a deposit. This can be no more than the equivalent of five weeks’ rent, if your annual rent is less than £50,000. If you are in a joint tenancy, then all tenants will need to pay towards the total of one deposit. All deposits must be protected under a government approved tenancy deposit scheme. There are currently three of these government approved schemes:
Your landlord must provide information about your deposit and which scheme it is protected with, within 30 days of accepting the deposit.
At the end of the tenancy, the landlord should return the deposit to you within 10 days. However, the landlord may keep some or all of the deposit to cover unpaid rent or bills, damage to the property or its contents, missing items and cleaning. Even things like lightbulbs need to be all working when you leave the property.
If the deposit is not returned to you within 10 days (or not retuned in full), and the landlord does not give you a good reason, you should inform the relevant deposit protection scheme that you wish to raise a dispute. They all provide a free dispute resolution service.
If you do not have an assured periodic tenancy (for example you are a lodger), and there is a problem with the return of your deposit which cannot be resolved, then you may have to go to court to get it back.
Holding Deposits
You may be asked to pay a “holding deposit”. This cannot be more than the equivalent of one week’s rent. Payment of this means that the landlord usually takes the property you are looking to move into off the market, while checks are being undertaken, such as credit references, guarantor references and previous landlord references (if applicable). Be aware that when you pay the holding deposit you are telling the landlord that if the checks are completed successfully you will move into the property.
If you pay the deposit, but don’t move in, it is likely that it won’t be reimbursed back to you. One exception to this is when the landlord pulls out of the agreement, in which case your holding deposit should be returned. If it is not returned to you, seek advice as soon as possible.
Always ask for a written agreement for the holding deposit. This agreement should include whether, once the checks have been completed, it will either be returned to you or be used towards your first rent payment or tenancy deposit.
Guarantors
Most landlords and agents ask students for a guarantor. Before the Renters' Rights Act it was standard practice to ask students without a UK-based guarantor to pay 6 or more month’s rent in advance. However, the act has made it unlawful for landlords to ask for more than one months rent in advance, once the tenancy is signed.
If you are asked to provide a guarantor, you may be able to find a suitable family member or friend who meets the requirements. If you can't find a suitable person (for example, a UK‑based family member or friend), there may be other guarantor schemes open to you, including the UCL rent guarantor scheme (see below).
How guarantor schemes work
- You apply to the guarantor provider and pay a fee
- If accepted, the provider signs a guarantor agreement with your landlord
- If you fall behind on rent or owe other costs under your tenancy such as for damages, the scheme provider may pay the landlord and recover the money from you
UCL Rent Guarantor Scheme
UCL may be able to act as your guarantor for your rent in private accommodation, if you meet eligibility criteria. This scheme is mainly aimed at overseas students, but UK students are considered if you don't have access to a UK guarantor. One big advantage of this scheme is the £50 fee, as this is likely to be a much lower rate than the fees in external schemes.
To find out more and make an application, please visit:
External guarantor schemes
These are private companies that, for a fee, act as your guarantor. This means they agree to cover your rent or other costs if you do not pay, similar to how a personal guarantor would.
Fees vary, but these are often around 3–5% of your rent, paid monthly or annually, depending on the provider and your circumstances.
Some examples of external guarantor schemes:
- Housing Hand - UCL students can receive a discounted fee through the companies partnership with University of London Housing Services
- RentGuarantor
- UK Guarantor
- The Student Guarantor
Important points to consider
Guarantor schemes can help access accommodation, but they are not suitable for everyone. Before using one, you should:
- Check the cost carefully – fees can be significant and may be non‑refundable.
- Read the terms in full – you remain responsible for all rent and other costs, even if the company pays the landlord, so you will then owe money to the guarantor provider.
- Confirm acceptance – not all landlords or letting agents accept third‑party guarantor companies.
- Understand what it covers – agreements may cover rent, damage, and sometimes costs arising from other tenants in a joint tenancy.
- Check duration – guarantees may need renewing annually if your tenancy continues.
Disclaimer
The Students’ Union does not endorse or recommend any guarantor provider. Guarantor schemes are commercial services and may not be suitable for all students. You should read all terms and conditions carefully.
Subletting
- This is where you find a new tenant for your room but you continue to pay rent to your landlord
- Sub-letting can be risky, as you take on the responsibilities of a landlord and remain liable to your landlord for any damage caused to the property by your sub-tenant
- It is important to get the consent of your landlord and your flatmates before sub-letting.
Tenant’s rights to end a tenancy
From 1st May 2026 a tenant can terminate their rental agreement at any time by serving at least 2 months’ notice to quit on their landlord.
The notice must be given in writing and the notice must expire at the end of a rental period. Therefore, if for example your rental period starts on the 1st day of each month, but you give your notice in the middle of the month, you will not be able to formally end the tenancy until a rental period of two full months has been completed.
Remember that one tenant in a joint tenancy can give a notice to quit without the consent of the other joint tenants. This will end the tenancy for all the joint tenants.
Landlord’s rights to end a tenancy
The Renters’ Rights Act abolished the previous right of landlords to carry out repossession of a property through “no-fault evictions”, gained by providing a Section 21 Notice. Instead, a Section 8 notice is now the primary route for a landlord to regain possession.
Unlike Section 21 notices, Section 8 notices must be based on specific legal grounds for possession, either mandatory or discretionary. Mandatory grounds are often used in cases of serious breaches of the tenancy agreement by the tenant, such as serious rent arrears (three months' rent if the tenant pays monthly), or if the tenant has committed "serious anti-social behaviour." . If a mandatory ground is proven, the court must grant a possession order to the landlord. The notice periods vary depending on the ground/s involved, from two weeks to four months.
Summer eviction rules for students - Ground 4A Notice
There is now a further mandatory ground for possession that means landlords can give notice to require students to leave the property at the end of the academic year. This is given via a Ground 4A notice.
This can apply only where all the following conditions are met:
- The landlord is renting the property to a new set of students in the next academic year
- The property is counted as an HMO
- The notice is given four months in advance, and the landlord must state a date between June - September only when the landlord wants the students to move out
- The landlord has at the beginning of the tenancy given the students a written statement of their wish to rely on Ground 4A, and a minimum of 6 months has passed since the tenancy began.
If you had a tenancy on 1 May 2026, and your landlord wants you to move out this summer, they would need to have given you a written notice to quit on or before 31 May 2026. Note that the 6-months restriction would not be applicable in this case.
There is a further mandatory ground for posession, Ground 4 . This applies to students living in a property that was let to them by an educational institution for a fixed term of 12 months, such as a halls of residence. The minimum notice period is two weeks.
Discretionary grounds for possession require a landlord to provide both justification and proof for eviction before repossession can be granted. An example of a discretionary ground is where the tenant has persistently paid their rent late.
Inventory and Check Out
An inventory is a written record of everything in the property you are going to rent. An inventory should always be carried out when you move in. Both you and the landlord or agent should be present and a detailed list of all items and their condition as well as the condition of the property should be listed. You should note down and/or take photos of any damage or marks on the walls, furniture etc. This list should be signed and copies kept by both parties.
At the end of the tenancy this list is used as a way of checking whether anything should be deducted from your deposit, known as a 'check-out'. Landlords are not allowed to deduct for ‘fair wear and tear’ but will deduct for missing and broken/damaged items or parts of the property. Before you leave, you should mend or replace anything damaged (you shouldn't do any major repair jobs though!) and make sure the property is as you found it.
Shelter have more information on their website about how to check and agree and inventory.
Gas Certificates
Landlords must have the safety of all gas appliances checked annually by a person who is Gas Safe registered. You can check whether they are a registered engineer using the Gas Safe Register website. You should be given a copy of the record of inspection when you move in, but you should also make sure that the check is done every year and that you receive the updated record.
Energy Performance Certificates
An Energy Performance Certificate (EPC) must be provided to a prospective tenant before a contract is signed. Usually EPCs are provided in the rental listing. This should show the approximate annual energy costs for the property, enabling you to compare different properties before signing an agreement. You should be provided with a copy of the certificate and the accompanying report when you take up the tenancy.
Click this link to see a sample Energy Performance Certificate.
TV Licences
You need a TV Licence to watch or record TV programmes on a television, computer, laptop, or mobile phone. If you don’t have a licence you risk prosecution and a fine of up to £1,000.
If you are in a Hall of Residence, you will generally need a TV licence if you are going to watch live TV programmes in your room, whether on a TV or computer. If you live in a shared house on a joint tenancy agreement, you will probably only need one licence but you should check with TV Licensing to be sure.
You may be able to get a refund if you do not need the licence for the whole year. For further information visit the TV Licensing website.
Get support
The Students' Union can support you by providing resources and information if you're looking for accommodation as well as about your rights when renting a property. All our resources can be found here.
The University of London Housing Services produce an annual private housing guide with lots of useful information if you're renting from a private landlord. Their guide for 2025-2026 is available here: Private Housing Guide (london.ac.uk).
Another source of support once you find accommodation are tenants unions. These bring renters together to collectively push for strengthened rights for renters and to challenge bad landlords. The biggest renters unions in London is London Renters Union (LRU). More information on LRU can be found on their website: About | London Renters Union
There is also a tenants union for renters in Camden, the borough UCL is located within, called the Camden Federation of Private Tenants. More information can be found on their website: The Voice of Camden's Private Renters