Essential housing advice for student tenants

A tenancy agreement is a legal contract. Before signing:

• Check how much rent you’ll pay and when it is due
• Understand who is responsible for bills
• Read all the terms and conditions
• Keep a copy of everything you sign
• Ask questions if you’re unsure

Don’t feel pressured into signing something you don’t understand! 

Under the Renters’ Rights Act student tenancies are now usually rolling tenancies. This means:

• Your tenancy continues until a valid notice is given
• There is no automatic end date
• You can usually leave by giving at least 2 months’ notice
• If no valid notice is given, you may still be responsible for paying rent, even if you move out

Many students rent using a joint tenancy. This means everyone signs the same agreement and shares responsibility for the rent. It is important to remember:

• If one joint tenant gives valid notice to end the tenancy, this can end the tenancy for everyone
• Anyone wishing to remain in the property would need to agree a new tenancy with the landlord
• A new tenancy is not guaranteed

Maximise your chances of getting your deposit back. When you move in:

• Take photos of every room
• Complete an inventory if one is provided
• Photograph any existing damage
• Save copies of emails and documents

Your deposit must be protected. If you pay a deposit, your landlord must protect it in a government-approved 
scheme. Within 30 days, they must tell you:

• Where your deposit is protected
• How you can get it back
• Why deductions might be made
• What to do if there is a dispute

If you think your deposit has not been protected check with the tenancy deposit scheme and seek independent housing advice. 

Can my rent go up?

From 1 May 2026, rent increase can only be made using a formal Section 13 Notice.

Your landlord:
• Must give at least 2 months’ notice
• Cannot increase rent during the first year of your tenancy
• Can normally only increase rent once every 12 months

Can my landlord make me leave?

No. A landlord cannot simply tell you to leave. They must follow the legal process and serve the correct notice.

For many student HMOs, landlord may use a possession ground (Ground 4A) if they need the property for a group of new students.

They must:
• Have told you before the tenancy started that they may use this ground
• Give at least 4 months’ notice
• Obtain a court order if you do not leave

Received a notice from your landlord? Seek advice as soon as possible. Receiving a notice does not always mean you must leave immediately.

Your landlord cannot:

• Change the locks
• Remove your belongings
• Force you out of the property
• Harass you into leaving

If this happens, it may be an illegal eviction and you should seek advice. 

Be cautious if someone:

• Refuses to show you the property
• Requests payment to a personal account without paperwork
• Pressures you to pay immediately
• Offers accommodation that seems unusually cheap

Do not over money until you are satisfied the property and landlord are genuine. 

When searching for your next student property, it’s important to know that landlords and letting agents must follow new rules designed to make renting fairer.

Landlords and letting agents must advertise a property at a fixed rent and cannot:

• Ask you to offer more than the advertised rent
• Encourage you to outbid other applicants
• Tell you that you need to offer more money to secure the property
• Accept an offer above the advertised rent

There are restrictions on asking tenants for rent in advance. For tenancies entered into from 1 May 2026:

• Landlords and letting agents cannot ask for, encourage or accept rent before a tenancy agreement has been signed
• Once the tenancy agreement has been signed, they can usually only request the first month’s rent before the tenancy starts. After the tenancy begins, rent should normally be paid on the agreed rent date

Your landlord is usually responsible for:

• The structure and exterior of the property
• Heating and hot water
• Gas, electricity and water installations
• Keeping the property safe and free from serious hazards

If your landlord does not deal with serious disrepair or hazards, you can contact Reading Borough Council's Private Sector Housing Team. You can contact them by email privatesectorhousing@reading.gov.uk or call 0118 937 3787, or visit their Reading Borough Council's Housing webpages. 

The Council may be able to inspect the property and, where necessary, take action requiring the landlord to carry out repairs or make the property safe.