What should I check at a student house viewing?

Look for damp and mould, test the shower, heating, oven and appliances, check locks and smoke alarms, look for signs of pests and check phone signal. Ask the current tenants about bills, repairs and the landlord, and ask to see the gas safety record and Energy Performance Certificate.

How much deposit can a landlord charge students in England?

A holding deposit can be up to one week's rent, and the main deposit is capped at five weeks' rent where annual rent is under £50,000. The deposit must be protected in a government-approved scheme within 30 days.

When should students start looking for next year's house?

There's no need to sign in the first rush. In England, a tenancy agreed more than six months before move-in can't later be ended using the student possession ground, which gives landlords a reason not to rush you either. Take your time and view several.

Can a landlord ask for rent upfront?

In England, since 1 May 2026, landlords and agents can't ask for more than one month's rent in advance, and can't take rent before the tenancy is agreed.

How to Crush Your House Viewing as a UK University Student…

A student house viewing is your one chance to spot the problems a glossy listing hides: damp, dodgy locks, broken appliances, an absent landlord. Get it right and you'll save yourself a miserable year (and your deposit). Here's exactly what to check, what to ask, and how to decide.

Still deciding between halls and a private house? Start with halls vs private housing.

Before the viewing

Agree your budget as a house

Work out what each of you can afford each month: rent, bills and a social life. Our student budgeting guide walks through it. Agree a maximum before you fall in love with a kitchen island.

Know the 2026 rules (England)

The Renters' Rights Act changed private renting from 1 May 2026:

Tenancies are now periodic (no fixed term); tenants can leave with two months' notice.
Landlords can only ask for up to one month's rent in advance, and can't accept offers above the advertised rent.
A landlord can take a student house back for a new group of students in the summer (between 1 June and 30 September) only if they told you in writing before you signed, the house is an HMO let entirely to full-time students, and the tenancy wasn't agreed more than six months before move-in (legislation.gov.uk).

That six-month rule means there's even less reason to panic-sign in November. In Scotland, Wales and Northern Ireland different laws apply; your students' union advice centre can explain them.

Take a checklist

Bring a written checklist (the one below) so you compare houses on the same criteria, not on vibes. Take photos and videos as you go.

What to inspect

Area	What to check	Why
Damp and mould	Ceiling corners, behind furniture, around windows, inside wardrobes; any musty smell	Affects health and belongings; hard to fix
Heating and hot water	Turn on the heating and a hot tap; ask the boiler's age	A cold house means huge energy bills or a miserable winter
Shower and toilet	Run the shower; flush the loo	One weak shower between five people is a daily battle
Windows and doors	Do they lock? Draughts? Condensation between double-glazed panes?	Security, insurance and heat loss
Fire safety	A smoke alarm on each storey; a carbon monoxide alarm where there's a fuel-burning appliance such as a wood burner; clear escape routes	Landlords' legal duties (GOV.UK)
Pests	Droppings, traps or bait boxes in cupboards and under sinks	Usually a sign of an ongoing problem
Appliances	Oven, hob, fridge-freezer, washing machine all work	Check they're on the inventory
Bedrooms	Room sizes, bed sizes, desk space, plug sockets	Settles the "who gets the big room" debate early
Signal and broadband	Phone signal in every bedroom; what broadband is available	Matters for studying from home
Bins and outside	Bin storage, garden condition, bike storage	Unkempt outsides often mean an unresponsive landlord

For the full list of warning signs, see red flags to look for when viewing student houses.

Questions to ask

Ask the landlord or agent

What's the rent, and what does it include? Get bills, broadband and any TV Licence spelled out in writing.
How much is the deposit, and which scheme protects it? In England and Wales it must go into the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme within 30 days (GOV.UK).
Is the house an HMO, and is it licensed? Large HMOs (five or more people forming more than one household) need a council licence, and the council can confirm whether it has one (GOV.UK).
Can I see the gas safety record and the Energy Performance Certificate? Landlords must arrange an annual gas safety check and give you a copy, and you have a right to see the EPC (GOV.UK).
How do I report repairs, and how quickly are they usually fixed?
Will you use the student possession ground? If so, they must tell you in writing before you sign.

Ask the current tenants (when the agent's out of the room)

"What's the worst thing about this house?"
"How much were your energy bills last winter?"
"Does the landlord fix things quickly?"
"Any damp, mould or pests?"

Hesitation or a shared look between them tells you as much as the answer.

Money rules worth knowing (England)

Payment	The rule
Holding deposit	Up to one week's rent
Tenancy deposit	Up to five weeks' rent (if annual rent is under £50,000)
Rent in advance	Up to one month's rent, and only once the tenancy is agreed
Admin, referencing or "check-in" fees	Generally banned

Sources: GOV.UK deposits, the Tenant Fees Act 2019 and the Renters' Rights Act guide.

Reading the tenancy agreement

Don't skim and sign. Look for:

Who's on it: one joint agreement for everyone, or individual agreements per room? With a joint agreement you may be liable for each other's rent.
Bills clauses: which bills you pay, and any "fair use" caps on all-inclusive deals.
Guarantor terms: is your guarantor liable for just your share, or the whole house?
Repairs and access: your landlord normally has to give at least 24 hours' notice to visit, except in emergencies (GOV.UK).

If something seems off, ask your university accommodation office or students' union advice centre to look over it before you sign. Many will do this for free.

Making the decision

Once you've seen a few, score each house on your checklist. Weigh what matters most to your group: price, location, condition, or the landlord's attitude. A slightly pricier house with a responsive landlord often beats a cheap one where nothing gets fixed.

Sealing the deal

Get every promise ("we'll repaint before you move in") in writing.
Check the landlord actually owns the property: a title register from HM Land Registry costs £7.
Never pay a holding deposit in cash or to someone you can't verify.
On move-in day, check the inventory carefully and photograph everything.

Once you've signed, read our guide to splitting bills without killing your flatmates. And sell last year's textbooks or buy this year's second-hand so more of your loan goes on rent. Happy house hunting!

Subletting your room, or need one mid-year? We're building a scam-free sublet board where every lister is a verified student. Join the waitlist for your university →

How to Crush Your House Viewing as a UK University Student (2026/27)