What are the key differences between private student housing, university-managed housing and purpose-built student dwellings in England?
In England, student housing normally uses one of these three types of agreement (sometimes known as assured shorthold tenancies, or ASTs):
- a licence
- an individual tenancy
- a joint tenancy.
While many things about renting student housing are the same, no matter the type of agreement, some things differ. Private landlords may charge more rent. And there may be more things for you to do as a private tenant. This might include paying for gas, electricity, water and a TV licence. You might need to tell the council that no council tax is due. Universities and colleges usually take care of these things for you.
What is the difference between individual and joint tenancies in England?
| Area of concern | Individual tenancy | Joint tenancy |
|---|---|---|
| Who the agreement is with | Between the landlord and one tenant | Between the landlord and two or more tenants |
| Responsibility | You are only responsible for your own obligations | All tenants share responsibilities equally |
| Rights | Your rights apply only to you | Rights are shared across all tenants |
| If another tenant breaks the agreement | Does not affect you | You may still be responsible (e.g. covering unpaid rent) |
| Typical risk level | Lower, you're only liable for yourself | Higher, you can be liable for others' actions |
An individual tenancy means the agreement is between the landlord and one other person. The agreement will say what you need to do as a tenant. It will say what your rights are. A joint tenancy is a contract with two or more tenants. Everyone named is responsible for the whole rent and all duties.
What are my rights as a student renting a home in England?
All student renters in England have basic rights. This is true if you live in a ‘hall’, in a private house or flat, or in a purpose-built private student dwelling.
Homes must be ‘fit for human habitation’. Problems like damp, mould or noise can break this rule. If you believe your home may not meet this standard, you should speak to Shelter or Citizens Advice.
From 1 May 2026, private landlords in England can no longer issue fixed-term tenancies. These are normally known as assured shorthold tenancies. Once this change has come in, students living in private accommodation will not be ‘stuck’ in tenancy agreements for the entire academic year. Following the change, students will be able to end the tenancy more easily if their situation changes during the academic year. Landlords will need to use ‘assured periodic tenancies’. These are agreements that stay in place until either you or your landlord serve notice to end the contract. Under assured periodic tenancies, landlords will not be able to evict you without a reason. Evicting someone without a reason is sometimes called a ‘no fault’ eviction.
University halls and some private owners of purpose-built student dwellings that meet government rules are not affected by this change. They will still be able to use fixed‑term contracts for the academic year.
In practice, this means that students living in homes and flats will enjoy protections under the new Renters Rights Act. On the other hand, many students living in ’halls’ and private purpose-built student dwellings will still sign fixed-term contracts. As a result, their landlords will be able to remove them from the property more easily.
In England, all deposits must be protected within a government-approved deposit scheme. The maximum amount that a landlord can hold is five weeks of rent. If the rent is more than £50,000 per year, the landlord can set a deposit of six weeks of rent. From 1 May 2026, there are new rules being introduced for landlords in relation to deposits.
What sorts of things must I do as a student renter in England?
There will be some things you must do when you rent a home, even if you are a student.
You will need to pay your landlord the rent as set out in the tenancy agreement. This may be paid monthly, quarterly or in line with academic terms. Make sure you know when rent is due and how to pay it. If you are not sure, you should speak to your landlord.
Check if your rent includes bills. In many halls, it does. But, in private accommodation, you may need to pay the utility bills yourself. Your tenancy agreement will tell you if your rent includes bills. A lot of agreements make you responsible for speaking to energy providers to set up your account. Then, you would need to close your account when you move out.
You may also need to pay council tax. And you may need to maintain the garden and pay for the TV licence.
Read your tenancy agreement carefully. Make sure you know what you need to do and what your landlord must do.
If you are unsure, you can speak to Shelter or Citizens Advice.
What documents do I need to sign in England?
When you move into student housing, you’ll be asked to sign a tenancy or licence agreement. This is a contract that explains your rights and responsibilities.
If you pay a deposit, you might also sign a form that explains how it will be kept and when it can be taken.
Some colleges and universities also have a code of conduct for living in their 'halls'. If you break these rules, you could face action under your contract, including being asked to leave.
Is there anything else I need to know as a student in England?
If you change your mind after agreeing to rent a property, an agent may charge you admin fees for cancelling. This is more likely if you are dealing with the landlord of a house or flat. But it can happen with college or university landlords too.
If you pay the bills, take photos of the gas and electricity meters when you move in and when you move out. This can help if the energy provider disputes how much energy you have used.
You should also make sure that you return the property to the landlord at the end of the tenancy in the same condition as when you entered into the agreement. If you fail to do so, your landlord may use your deposit to repair the property. Take photos when you move in, especially of any damage. If you and your landlord disagree about how much is owed, this will help you.
Key differences in Wales
In the past, many students in Wales occupied flats or houses under a licence or assured shorthold tenancy. But this is no longer an option in the education sector in Wales.
All renters now use an 'occupation contract' in Wales. It can be for a fixed term or work on a periodic basis. A periodic basis means it has no end date. Instead, it will renew every week or month until you decide to end it or the landlord does.
Universities, private landlords and purpose-built student housing owners all count as ‘private landlords’ in Wales. This means you have the same sorts of rights, no matter which type of housing you live in. Unlike in England, in Wales there is no special rule for owners of purpose-built student housing. They must use the same type of contract as colleges and universities and private landlords. This means all students in Wales have the same basic rights.
Student renters in Wales sign an occupation contract. In the past, this was called a tenancy agreement. Most landlords use standard, fixed-term occupation contracts. You can see an example of one of these contracts on the Welsh Government website.
What is the difference between individual and joint tenancies in Wales?
| Area of concern | Separate contracts (individual) | Joint contract-holders |
|---|---|---|
| How the contract works | Each person has their own contract with the landlord. | There is one contract shared by everyone living in the property. |
| Responsibility | You are only responsible for your own obligations. | All contract-holders are fully responsible for all obligations. |
| Rent liability | You only pay your own rent. | Each person is responsible for the full rent amount. |
| If someone doesn't pay rent | Does not affect you | The landlord can ask you to cover their share. |
| Adding another person later | There is usually a separate contract. | Not applicable |
If you're sharing a house, you may get a separate contract or one joint contract for everyone. If your contract is between the landlord and two or more people, you will be 'joint contract-holders'. If you are joint contract-holders, each of you will be fully liable to the landlord. You will need to do everything it says in the contract. For example, you will both be responsible for the full amount of rent. If you pay your half of the rent, and your flatmate doesn’t, the landlord could ask you for the other half.
You ask your landlord to add another person to your contract. If they agree, that person will be entitled to all rights of, and have the same responsibilities as, a contract-holder under the contract from the day on which they become a joint contract-holder.
What are my rights as a student renting a home in Wales?
Landlords in Wales owe you duties under an occupation contract, even if you are a student. Some of your landlord's duties are known as ‘fundamental’. This means your landlord has no choice but to include them in your occupation contract. Here are some fundamental terms your landlord must agree to:
- use of a deposit scheme and informing you of which scheme they are using
- ensuring the property is 'fit for human habitation'
- only recovering possession of the property in certain circumstances.
Landlords in Wales must make sure that their properties are ‘fit for human habitation’. They must keep their property in repair. You must inform your landlord if you believe there are works or repairs needed. There are 29 standards that a property must meet to be deemed 'fit for human habitation'. These include things such as damp, mould and water supply. You can get more information from ShelterCymru.
What are the things I must do as a student renting a home in Wales?
There are things you must do under the terms of your occupation contract, even if you are a student. This applies to 'halls', to purpose-built private student dwellings and to private houses and flats.
Normally, things you must do include:
- paying the right amount of rent on time
- keeping the property clean and tidy
- telling the landlord about any disrepair or defects in the property
- no anti-social behaviour.
The things you must do will be set out in your contract. You should read this carefully. And ask your landlord if you have any questions.
What do I need to sign in Wales?
Your main document is the occupation contract. In the past, it was called a tenancy agreement or assured shorthold tenancy. It sets out what your landlord must do. It also sets out some of your rights. You will probably be invited to sign your occupation contract. If you choose not to sign it, it is still valid
In Wales, your landlords may give you a form when they change address or if they plan to start a possession claim to take back the dwelling.
If you live in 'halls', you may be asked to sign a code of conduct. It will set out what you must do and what you must not do while you live there.
If your landlord asks you to sign a form and you are not sure what it means, you should speak to Citizens Advice.