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Halls or Private Renting? A Student Housing Guide for England (Contracts, Deposits and Your Rights)

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In short

  • University halls usually come with a licence; private houses with a tenancy.
  • Since 1 May 2026 the Renters' Rights Act has reshaped private tenancies in England, with a special possession ground for student houses.
  • Deposits are capped at five weeks' rent (annual rent under £50,000) and must be protected within 30 days.
  • Read the contract, check the property and keep records before you pay anything.

Where you live in your first and second year shapes your budget, your study time and your social life. In England, it also determines which set of rules protects you. Here is what changes between halls and private renting, including the reforms that came into force in 2026.

Halls of residence and purpose-built accommodation

University halls are usually let on a licence rather than a tenancy, which is why the main changes to private renting generally do not apply to them; the University of London Housing Services makes this point in its guidance on the Renters' Rights Act. Contracts typically run for the academic year, often with bills, internet and contents insurance included. Private purpose-built student blocks vary: some operate under approved codes of practice, so read the contract carefully.

  • Pros: predictable costs, no bills to split, easy to meet people, close to campus.
  • Cons: can be expensive, especially in London; less space and choice.

Private renting: what changed in 2026

The Renters' Rights Act reshaped private renting in England. GOV.UK withdrew its long-standing "How to rent" guide on 1 May 2026, explaining that it was replaced because of the changes the Act introduced; most private tenancies are now periodic (rolling) tenancies, and the old "no-fault" section 21 eviction route has gone for new cases. For student houses (houses in multiple occupation let to students), the Act includes a specific possession ground, often called Ground 4A, which lets a landlord recover the property for the next academic year if the tenants were told in writing before the tenancy began. Students' union advice services publish up-to-date explanations of how this works in practice.

Because these rules are new, check the current guidance on GOV.UK and with your students' union before signing.

Deposits: the cap and the protection

  • The cap. Under the Tenant Fees Act 2019, a tenancy deposit in England cannot exceed five weeks' rent where the annual rent is under £50,000 (six weeks' rent above that).
  • Protection. According to GOV.UK, your landlord or letting agent must put your deposit in a government-approved scheme (the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme in England and Wales) within 30 days of receiving it.
  • Return. The landlord must return the deposit within 10 days of you both agreeing how much you will get back; the schemes offer free dispute resolution if you disagree.

Before you sign: a checklist

  1. Budget first. Work out what you can afford per week with our first-year budget guide, including bills if they are not included.
  2. Visit (or get a live video viewing): damp, heating, locks, smoke alarms, broken furniture.
  3. Read the whole contract: length, rent and when it is due, what is included, who is liable if a housemate leaves (joint or individual contract).
  4. Check the landlord or agent: ask your students' union whether they know them; many unions run accredited housing schemes.
  5. Do not be rushed. Pressure to sign for next year in the first weeks of term is common; there is usually more housing available than it seems.
  6. Keep records: the contract, the inventory with photos, deposit protection details, and every message with the landlord.

Questions to ask the landlord or agent

  • What is included in the rent: bills, internet, contents insurance, cleaning of shared areas?
  • Is the contract joint (all tenants liable for the whole rent) or individual?
  • Which deposit scheme will protect the deposit, and when will you receive the details?
  • How are repairs reported, and how quickly are urgent ones dealt with?
  • Does the property have a valid gas safety certificate and an energy performance certificate, and does the house need a licence as a house in multiple occupation?
  • Will the landlord rely on the student possession ground, and has that been confirmed in writing?

Write the answers down, and ask for anything important to be confirmed by email or in the contract.

Halls or house: how to choose

Choose halls if you want predictable costs, are new to the city, or want an easy social start.

Choose a shared house if you know who you want to live with, want more space for the money, and are ready to manage bills and a landlord.

Either way, compare the total weekly cost including bills and travel, not just the headline rent.

Studying and living well

A long commute costs study time; a noisy house costs sleep before exams. When you compare options, count the hours as well as the pounds, and plan your week around them. Our other Student life guides cover money and the first year.

If something goes wrong

Report repairs in writing and keep a copy. If the landlord does not respond, your students' union advice centre and your local council's private housing team can explain your options; for deposit disputes, the scheme protecting your deposit offers free dispute resolution. Keep paying rent while a dispute is being resolved, unless an adviser tells you otherwise.

A note on reliability

Housing law changes, and the rules differ in Scotland, Wales and Northern Ireland. This guide covers England and was checked against official sources in October 2026. For an individual problem, contact your students' union advice centre, your university's housing service or Shelter.

Sources

More student life guides