September is one of the busiest times of year for student landlords. New students arrive, returning students move into new homes, and properties can change hands quickly. But a successful September tenancy starts well before the tenant picks up the keys. A few simple checks can make moving day easier and help landlords avoid problems later.
Related: The Fine Line Between Affordability Checks and Discrimination
Start with the condition of the property
A property can look very different once the previous tenants have moved out. Empty rooms make marks, damage and maintenance problems much easier to spot. Before new tenants arrive, walk through every room and look at the property as if you were seeing it for the first time.
Check walls, floors, doors, windows, taps, toilets and appliances. Small problems are usually easier to fix while the property is empty. A dripping tap or broken cupboard door may seem minor, but dealing with it before move-in means one less issue for your new tenants to report.
This is also a good time for a thorough clean. Kitchens and bathrooms need particular attention, along with carpets, ovens and areas that are easy to miss during everyday cleaning. A clean, well-kept home gives the tenancy a much better start.
Complete your safety checks
Safety should be high on the list before anyone moves in. Landlords have legal responsibilities for the homes they rent out, so required checks and documents should be dealt with before the new tenancy begins.
Depending on the property, this can include checking gas and electrical safety requirements, smoke and carbon monoxide alarms and any furniture or equipment supplied with the home. If the property is an HMO, there may also be extra rules to follow.
Do not leave these jobs until the last minute. Booking contractors early can make September much easier, especially when many other student landlords are preparing properties at the same time.
Get the paperwork right
The rules for private renting in England changed on 1 May 2026 under the Renters’ Rights Act 2025. New assured tenancies are now periodic rather than having a fixed end date. Landlords also need to give new tenants certain written information about the key terms of their tenancy before the agreement is signed or otherwise agreed.
The new rules also affect how rent can be collected. A landlord or letting agent cannot ask for, encourage or accept rent before the tenancy agreement has been signed. After signing, the amount that can normally be requested before a monthly tenancy starts is limited to one month’s rent.
Student landlords should make sure their documents and processes reflect the rules that apply today rather than simply reusing paperwork from previous academic years.
Related: Tenant Due Diligence: A Referencing Guide for Landlords
Record the property’s condition
An inventory gives both landlord and tenant a clear record of what the property looked like when the tenancy began. It should cover the condition of rooms, furniture, appliances and other items included with the property. Clear photographs can support the written record. Make sure they show enough detail to be useful and keep them safely with the rest of the tenancy documents. This can save a great deal of confusion later. If there is a question about damage at the end of the tenancy, everyone has a record of how things looked at the beginning.
Make moving day simple
For students, moving into a rented home may be a new experience. Clear information can make the process much easier.
Before or on moving day, tenants should know:
- How and when to collect their keys
- Who to contact if something goes wrong
- How to report repairs
- Where meters and important controls are located
- How rent payments will work
- What they need to know about bins and waste
Think beyond September
Preparing a student property is not only about getting through moving day. The way a tenancy begins can shape the months that follow. Make it easy for tenants to contact you or your managing agent if there is a repair or another problem. Responding early can stop a small maintenance issue from becoming a much bigger and more expensive one.
Regular communication also helps everyone understand what is expected. Tenants know who to speak to, while landlords have a clearer picture of what is happening at the property.
Related: Renters’ Rights Act possession grounds from May 2026: what landlords should know
Make the new academic year easier
A good September handover comes down to preparation. Check the property carefully, complete the necessary safety work, get the paperwork right and give tenants clear information from day one. For landlords with several student properties, keeping on top of every detail can take time. Nicholas Humphreys can help with student lettings and property management, from finding tenants to supporting the tenancy once they have moved in. Speak to your local Nicholas Humphreys team to see how we can help with your student property.
