Renting in the UK: Deposits, Guarantors and Tenancy Agreements Explained
Finding somewhere to live is the first big practical test after you land, and it is where international students lose the most money to avoidable mistakes. The rules in England changed on 1 May 2026, mostly in tenants' favour, so a lot of advice from older students and old forum threads is now out of date. This guide covers England; Scotland, Wales and Northern Ireland have their own rules.
First, know which rules apply to you
If you live in university halls or purpose-built student accommodation, your contract is with the university or the provider, and different rules often apply. This guide is mainly about private houses and flats, where most second-year, postgraduate and shared-house students end up.
What changed on 1 May 2026
- Landlords can no longer end a tenancy with a Section 21 “no-fault” notice. They need a legal reason.
- Most private tenancies are now rolling (periodic) tenancies with no fixed end date, and you can usually leave by giving two months' notice.
- You cannot be asked for, or offered, rent before you have signed, and bidding above the advertised rent is banned.
- Rent in advance is limited to one month, and rent can only be raised once a year through a formal process.
The money you can legitimately be asked for
- Holding deposit: up to one week's rent to reserve the property.
- Tenancy deposit: capped at five weeks' rent for most tenancies. It must be protected in a government-approved scheme, and the landlord must tell you which one within 30 days.
- First month's rent: up to one month in advance.
- Extras: the Tenant Fees Act bans most admin, referencing and check-out fees. Be suspicious of any fee that is not rent, a deposit or a holding deposit.
This matters for international students in particular. Many used to pay six or twelve months of rent upfront instead of providing a guarantor. For new tenancies in England that is no longer allowed, so if a landlord or agent asks for it, treat it as a red flag.
Guarantors without a UK family
Many landlords ask for a UK-based guarantor who earns well above the rent, often around 30 times the monthly rent. If you do not have one:
- Ask your university accommodation service first. Many run or recommend guarantor schemes for international students.
- Look at commercial guarantor services, which charge a one-off fee. Compare costs and check that your landlord or agent will accept the provider before you pay.
- Search for agents and landlords who regularly let to international students, since they usually have a process in place.
Right to Rent and your eVisa
Landlords must check your right to rent. If your status is digital, you create a share code on GOV.UK using the “view and prove your immigration status” service and give it to the landlord along with your date of birth. Do this before you sign, not on moving day.
Council Tax and bills
Full-time students are normally exempt from Council Tax, but you must request an exemption certificate from your university and send it to the council. Always ask whether utilities and internet are included in the rent.
Before you sign: a checklist
- See the property in person, or through someone you trust or a live video tour. Never pay for a place you have not seen.
- Check the agent belongs to a redress scheme and that the landlord holds any licence the council requires, such as an HMO licence for larger shared houses.
- Ask for the gas safety certificate, the energy performance certificate and the electrical safety report.
- Read who is responsible for what. In a joint tenancy, each tenant may be liable for the whole rent if a housemate leaves.
- Take dated photos at move-in and keep your copy of the deposit protection certificate.
If something goes wrong
Start with your university accommodation or students' union advice team, then Shelter England and the council's housing or environmental health team. For the wider picture of your first-month costs, see our guide to money for your first months in the UK.