Understanding Your Tenancy Agreement

Your tenancy agreement is a legal contract, but it doesn’t have to be confusing. Understanding what you’re agreeing to helps you make informed decisions, avoid common rental mistakes, and feel confident about your new student home.

At Nicholas Humphreys, we work with students every day. Here’s what to look out for so you’re fully prepared before you sign. If you’d like help reviewing your agreement, we’re here for you.

Why your tenancy agreement matters

Your tenancy agreement sets the foundation for your stay, covering:

How long you’ll be renting (start and end dates – this will change once the Renters’ Rights Act is implemented)
How much you’ll pay (rent amount, payment dates, and any extra charges)
What you’re responsible for (cleaning, bills, maintenance)
What your landlord is responsible for (repairs, safety, inspections)
What’s allowed and what’s not (guests, pets, decorating, subletting)
What happens if something goes wrong

Understanding these points early means fewer surprises later, and a smoother year ahead.

Step 1: Know what type of contract you’re signing

Student tenancies usually fall into one of these categories:

Assured Shorthold Tenancy (AST)

The most common type of shared student homes. Usually a fixed 10–12 month term. This will become a rolling periodic tenancy once the Renters’ Rights Act is implemented.

Joint tenancy

All tenants sign one contract together. You’re all jointly responsible for the rent, meaning if one person doesn’t pay, others may have to cover it.

Individual tenancy/licence

More common in purpose-built student accommodation. You have your own contract and are only liable for your own rent.

Before you sign, confirm:

Am I signing alone or with housemates?
What happens if someone drops out?

Can a replacement tenant be found during the year?

Step 2: Key Things to check before you sign

The deposit amount (usually up to five weeks’ rent)
Which government-approved scheme your deposit will be protected in
Whether your rent is monthly or weekly, the exact amount, and when it’s due
How changes to your plans (placement year, moving home, etc.) might affect your tenancy
What can be deducted from your deposit when you move out
When you should expect your deposit return
Proof that your landlord or agent has protected your deposit
Whether you need a guarantor, and if they’re responsible only for you or for the whole property
What documents must your guarantor provide
Whether international students must pay rent in advance if a UK guarantor isn’t available
That your guarantor has seen and understood the agreement before signing
How to report repairs and who takes care of repairs (landlord and tenant responsibilities)
How much notice must be given for inspections or access
Whether bills are included in the rent or your responsibility to set up and split
Whether anyone in the household may be liable for council tax
Rules around cleaning, especially any “professional cleaning” clauses
Costs for lost keys or lock changes
Rules on guests staying over
What’s allowed in terms of decorating or hanging items
Whether subletting is permitted (usually not)

Anything that feels unclear or restrictive – ask for written clarification or speak to your local Nicholas Humphreys branch.

Common student mistakes

Signing without reading everything

Feeling pressured to sign quickly

Not understanding joint liability

Ignoring the inventory

How Nicholas Humphreys supports student tenants

We’re here to help you feel confident, informed and prepared. Your local Nicholas Humphreys team can:

Explain your agreement in plain English
Highlight important clauses you should be aware of
Clarify what’s included in your rent
Help you understand your rights and responsibilities
Support you throughout your tenancy if issues arise

Rent with peace of mind

Find your next student home, get clear tenancy advice, and feel supported before you sign, so you can enjoy a smooth, stress-free renting experience.