What should landlords know about letting to students in London?
Letting student accommodation in London can offer dependable rental income, especially when properties are set up and managed with student needs in mind. With a student population exceeding 400,000 across the capital, and major universities such as UCL, King’s College London and LSE driving local demand, landlords have a consistent pool of tenants. This guide explores how to let student property with confidence, from legal compliance to marketing and management.
What We Have Covered In This Article?
- What types of student tenants are there?
- What legal responsibilities do landlords have?
- Where are the best locations for student lets in London?
- What should landlords provide in student accommodation?
- Tenancy structure and agreements
- What insurance do landlords need?
- How and when should I advertise my student property?
- Should landlords work with letting agents or universities?
- How can I increase rental income from student lets?
- Questions we get asked from landlords about letting to students
Consistent demand and strong rental income
Letting to students often leads to consistent annual occupancy. Most students sign twelve month agreements and properties rented by the room can often generate a higher gross yield than traditional single let tenancies. Students usually begin searching for accommodation from November through to March. Planning ahead helps secure tenants early and reduces the risk of void periods.
What types of student tenants are there?
Undergraduate and postgraduate differences
Undergraduates usually look for shared housing near their campus and social areas. Postgraduates often seek quieter homes or smaller flatshares with fewer tenants. Understanding these preferences can help you choose the right property to let.
Letting to international students in London
International students may not have a UK guarantor. In these cases, landlords can consider asking for six months’ rent in advance or using university-backed rent guarantor services. It is also important to carry out Right to Rent checks, which are a legal requirement for all tenants regardless of nationality.
What legal responsibilities do landlords have?
Do I need an HMO licence for a student property?
Yes, in most cases. If three or more unrelated individuals live in the property, it is classed as a House in Multiple Occupation. Landlords must apply for an HMO licence and ensure they meet conditions set by their local council. This includes meeting minimum room sizes, providing suitable waste disposal and maintaining fire safety standards.
Safety, certification and council tax
Landlords must provide annual gas safety certificates, five yearly electrical installation condition reports and ensure smoke and carbon monoxide alarms are fitted and tested regularly. Students are exempt from paying council tax if all tenants are in full time education, but the landlord should request exemption proof.
Tenancy deposits and Right to Rent
Tenants’ deposits must be protected in a government approved deposit scheme. Right to Rent checks must be completed and documented before the tenancy starts. This applies to all tenants and failure to comply can result in a fine.
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Where are the best locations for student lets in London?
Top areas for student housing
Areas such as Camden, Shoreditch, Clapham, Kentish Town and Fitzrovia are especially popular due to their proximity to major universities, transport links and social amenities. These locations typically command strong rental values and have high student demand.
Access to transport
Properties within a ten minute walk to a Tube station or frequent bus routes are generally more appealing. Easy access to campus and central London is a major factor when students choose accommodation.
What should landlords provide in student accommodation?
Furnishing expectations
Each bedroom should be furnished with a bed, desk, chair, wardrobe and chest of drawers. The kitchen should include a fridge freezer, cooker, washing machine, kettle and microwave. Some landlords also provide vacuum cleaners and basic cookware.
Internet and shared living spaces
High speed broadband is considered essential. Students expect a reliable connection for remote study, video lectures and research. Shared spaces such as living rooms should be comfortably furnished and large enough for group use.
Tenancy structure and agreements
Joint tenancies versus individual room contracts
A joint tenancy means all tenants are on one agreement and share responsibility. If one tenant leaves, the others remain liable. Individual agreements provide more control for landlords but may require more administration.
Rent inclusive of bills
Many students prefer rent that includes utilities, broadband and water. This simplifies budgeting and can make your property more appealing. Clearly outline in the tenancy agreement what is covered and any fair usage clauses.
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What insurance do landlords need?
Building and contents cover
Landlords should have insurance that covers buildings and any contents they supply. Policies designed for student lets often include protection against accidental damage and loss of rent.
Rent guarantee options
Consider adding rent guarantee insurance, especially if tenants do not have a guarantor. This protects your income if tenants fail to pay rent.
How and when should I advertise my student property?
Best time to list your property
The student lettings cycle starts early. Advertise your property between November and February to secure tenants for September. Many students prefer to sign contracts well in advance of term starting.
Where to advertise and how to attract tenants
Use platforms like Rightmove, Zoopla and SpareRoom. Include clear, high quality photos and detailed descriptions. Highlight features like fast broadband, proximity to university campuses and local amenities. You can also contact local universities to ask about joining their approved housing lists.
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Should landlords work with letting agents or universities?
Many universities maintain lists of verified landlords. Being listed can increase visibility and trust with students. A qualified letting agent can help manage listings, carry out viewings and vet tenants professionally. Agents can also handle maintenance requests and collect rent, freeing up time for landlords.
How do I check tenants and use guarantors?
Ask for student ID or proof of enrolment along with a guarantor form. If a guarantor is not available, request a larger upfront rent payment. Rent guarantee schemes can also reduce risk.
Do I need to carry out inspections and inventories?
Create a full written inventory before tenants move in. Take dated photos of each room and shared area. Schedule regular inspections, ideally once a term, and record any issues. A clear inventory helps resolve disputes at the end of a tenancy.
How can I avoid long gaps between student tenancies?
Student contracts typically end in June or July. To fill gaps, consider short term lets to summer school students, language schools or interns. You could also offer fixed term summer lets to cover July and August.
How can I increase rental income from student lets?
Renting by the room
Renting each room separately can lead to higher overall rental income. Make sure the property complies with HMO requirements and that each room is of a suitable size.
Property improvements
Adding a second bathroom or refreshing a tired kitchen can help justify a higher rent. Energy efficiency improvements can also attract tenants looking to keep utility bills down.
How can landlords avoid disputes with student tenants?
Set clear expectations at the start of the tenancy. Include clauses on noise, parties and cleaning in the contract. Keep open lines of communication and respond promptly to repairs or concerns.
Why work with Barrain Estate Agents?
Barrain Estate Agents has extensive experience managing student accommodation across London. From HMO compliance to deposit protection and tenant sourcing, we offer expert support tailored to the student market. Let us help you achieve reliable rental income and peace of mind.
Questions We Get Asked By Landlords About Letting To Students
When should I advertise student accommodation?
List your property between November and February for the best chance of securing tenants for September.
What should I include in student accommodation?
Furnish each room with a bed, desk and wardrobe. Provide broadband, kitchen appliances and a comfortable shared space.
How do I rent to international students without UK guarantors?
Request a term’s rent in advance or work with a recognised guarantor scheme.
Is HMO licensing required for student lets?
Yes, if three or more unrelated tenants live in the property. Check with your local authority for specific rules.
Can I include bills in the rent?
Yes. Many students prefer all-inclusive rent packages. Just be sure to specify what is included in the agreement.
Ongoing support for landlords
After move-in, Barrain London continues to support landlords with rent collection, property maintenance and mid-tenancy inspections. These services help maintain property standards and positive tenant relationships.
For landlords looking to secure dependable tenants and reduce vacancy risks, our full property management services offer everything needed in one place.
Final thoughts
Letting agents screen tenants to give landlords confidence in who is living in their property. At Barrain London Estate Agents, our process combines legal checks, financial vetting and character assessment. This helps protect rental income and supports long term tenancy success.
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