The Legal Survival Guide to Student Housing

We’ve all heard the horror stories: disappearing deposits, mysterious charges, sneaky landlords, dodgy repairs, or that one housemate who ghosted rent payments. Many landlords treat students as easy targets, we’re likely new to renting and probably more concerned with fridge space than reading the fine print. But when it comes to student housing, understanding your legal rights can save you a lot of money and sanity. 

Whether you’re a bright eyed fresher or returning student with mild rental-related trauma, here’s your legal guide to surviving student housing.  

Most landlords won’t cause you trouble, however, there’s always a few trying to keep the stereotypes alive. 

There’s the Corner Cutter, who thinks duct tape can fix anything from doors to burst pipes. Then you have Mr Unreliable; when you need a repair, he’ll ghost you harder than your last hinge date. The Snooper will let themselves in unannounced to ‘check something’, which yes, is illegal. The Money Leech, who invents fees and charges £500 for ‘professional cleaning’. And, of course, the infamous Deposit Thief - he’ll charge you for the dust particles that existed before you moved in. 

How to protect yourself? First, know what landlords are legally required to do. Under the Landlord and Tenant Act 1985, they have to keep the property’s structure sound, maintain working water, gas, electricity, sanitation, and any appliances provided (yes, even that ancient washing machine).

Repairs should happen within a ‘reasonable time’. Hot water and heating issues are considered urgent repairs and should be addressed as soon as possible, typically within 1–2 days. Don’t freeze to death because your heater’s been broken for a week and your landlord is avoiding it - call Environmental Health. 

Your landlord must also provide a valid Gas Safety Certificate, Electrical Safety Report, an Energy Performance Certificate (minimum rating E), smoke alarms on every floor, and a carbon monoxide detector near solid fuel appliances. If you live in a house with five or more tenants, the property needs a House in Multiple Occupation (HMO) licence. 

Essentially if the house is falling apart and the last safety check was before you were born, you’ve got legal grounds to act. 

The elusive deposit deserves a mention. Legally, it must be placed in a government-approved scheme like DPS, MyDeposits, or TDS within 30 days. Failure to do this and your landlord could owe you up to three times that amount in compensation. And no, they can’t keep a chunk of it to pay for a ‘deep clean’ when you move out. Most of these charges are a bluff. Unless of course you actually leave the place looking like a crime scene, which isn’t an unlikely scenario if you host a pres for a 256 Wednesday before the move out date.  

Landlords also love sneaking in dodgy contract clauses, from mysterious ‘admin fees’ to popping round unannounced. But under the Tenant Fees Act 2019, admin and inventory fees are illegal, and landlords must give 24 hours’ notice before entering (unless it’s an emergency). 

To avoid getting scammed, take photos of everything when you move in. You may need to prove those suspicious carpet stains were already there. Check landlord and agent reviews on sites like StudentCrowd or Reddit. Most importantly, read your tenancy agreement. If you don’t understand something, ask. You can get free contract advice from groups like Manchester Student Homes. 

Alright, we’ve slandered landlords and their sketchy contracts, now let’s talk about the real adventure: your housemates. 

Most student housing uses Assured Shorthold Tenancy (AST) agreements, usually for 10-12 months, and many don’t include a break clauses. Translation: once you sign, you’re stuck with those people for the entire year, even if one of them is that first-year flatmate whose strange habits conveniently appeared after signing the contract.

ASTs typically come in two forms. First, there's the joint tenancy, where you and your housemates all sign one big contract and share legal responsibility for rent and damages. If one person vanishes or stops paying, you’re all in trouble. However, there is usually a guarantor requirement, typically a parent or guardian. This means they’ve agreed to pay in case you blow your rent money on Jägerbombs at Friendship. 

The other option is an individual tenancy, where each tenant signs their own contract and is only responsible for their own rent and room. It's less risky but often more expensive. Either way, pick your housemates wisely, you’ll be seeing a lot of them. 

At the end of the day, understanding the relevant law will give you the confidence to navigate any rental situation. There’s nothing  a landlord hates more than a law student who knows their rights, and isn’t shy about reminding them. Living with your university mates in your own place is one of the most exciting elements of university life. Stay informed, know your rights, and enjoy it.