Student Housing in the UK: Halls, Guarantors, Deposits (2026)

Most international students in the UK start in university halls or purpose-built student accommodation (PBSA), then move into a shared house in later years. Apply for halls as soon as you have accepted your offer. In England, a tenancy deposit is capped at 5 weeks' rent and must be protected in a government scheme, most fees are banned, and since 1 May 2026 the Renters' Rights Act means most private landlords can't take more than one month's rent in advance. Many landlords still ask for a UK guarantor. Full-time students don't pay council tax, and you should never pay for a place you or someone you trust hasn't viewed.

Halls, PBSA or a shared house

University halls: the easiest start. You can usually apply once you have accepted an offer; each university sets its own deadline, often in summer for a September start, and room guarantees usually depend on making it your firm choice. Bills are often included.
PBSA: private student buildings with rooms and studios, booked directly with the provider.
Shared house (HMO): a house shared by three or more students, rented from a private landlord. A house for five or more people needs a licence from the council.

Contracts are usually fixed to the academic year. In a 2023 survey of 10 cities, the average contract was about 43 weeks for university rooms and 46 weeks for rooms let by large private providers.

What it costs

The Unipol/HEPI survey for 2023/24 found an average rent of £7,475 a year for a student room, up 14.6 % in two years — about £167 a week for university rooms, £171 for private providers and £217 for studios. London costs much more. Add the TV licence (£180 a year from April 2026) if you watch live TV or BBC iPlayer: in halls, your own room needs its own licence.

Deposits and fees in England

Under the Tenant Fees Act 2019, a landlord or agent may only charge:

rent;
a holding deposit of up to 1 week's rent, usually refunded within 7 days;
a tenancy deposit of up to 5 weeks' rent (if the yearly rent is under £50,000);
up to £50 to change the tenancy, early-exit costs, lost keys, and interest on late rent.

Other fees — including referencing fees — are banned, and the rules also cover most university halls. Your deposit must go into a government-approved scheme (DPS, mydeposits or TDS) within 30 days, and you must be told which scheme. If it isn't protected, a court can order the landlord to pay you up to three times the deposit.

The Renters' Rights Act (England, from 1 May 2026)

Section 21 "no-fault" evictions are abolished, and most private tenancies became periodic (rolling) tenancies. Tenants can leave with 2 months' notice.
Rent in advance: for private tenancies signed from 1 May 2026, no rent may be taken before you sign, and between signing and moving in a landlord can take at most the first month's rent. Asking for six months upfront before signing is a breach.
Student houses: a landlord can take back a shared house let to full-time students in the summer (1 June to 30 September) to re-let it to new students — but only if you were warned in writing before the tenancy and the other conditions are met.
Joint tenancies: in a shared house on one joint agreement, notice from one tenant can end the tenancy for everyone, so agree as a group before anyone gives notice.
PBSA and halls: university halls, and PBSA run by members of the national student accommodation codes, are outside these rules and can still use fixed-term contracts. Ask your provider which rules apply.

Bidding wars on rent are banned, and rent can go up only once a year.

Guarantors

Many private landlords and PBSA providers want a UK-based guarantor, which most international students don't have. Universities rarely ask for one. Options:

a guarantor company, which acts as your guarantor for a fee;
a provider that accepts other proof instead — but in England, most private landlords can no longer require a large amount of rent upfront (see above);
university halls, which usually don't need a guarantor.

If a parent or friend signs as guarantor, try to limit their liability to your rent only, not the whole house's.

Right to Rent (England only)

In England, landlords must check that every adult has the right to rent before the tenancy starts. With an eVisa you give a share code (it starts with R and is valid for 90 days); if you are still abroad, the check can be done by video up to 28 days before the tenancy. Halls and housing provided by your university are exempt. There are no Right to Rent checks in Scotland, Wales or Northern Ireland.

Council tax

Homes where everyone is a full-time student don't pay council tax, but you must apply for the exemption with a council tax certificate, which your university must give you free. Halls are exempt. A student visa on its own doesn't prove you are a student.

Scotland and Wales

Scotland: private tenancies have no end date; you can leave with 28 days' notice. Deposits are capped at 2 months' rent and must be protected within 30 working days. University lets and larger PBSA are outside these rules.
Wales: under the Renting Homes (Wales) Act, tenants are "contract-holders" and must get a written statement within 14 days.

Rental scams

Report Fraud (which replaced Action Fraud in December 2025) advises students to have the place viewed in person before signing or paying — ask your university for help if you are abroad — to check the address and photos online, because criminals copy real adverts, and to pay by card rather than bank transfer. Report scams at reportfraud.police.uk or on 0300 123 2040 (in Scotland, call 101), and call your bank on 159. Our guide to renting safely lists more warning signs.

Use the free currency converter to budget in your home currency, and the bill split calculator for shared bills.

This guide is general information, not legal or immigration advice. England's rules changed in 2026 and Scotland, Wales and Northern Ireland have their own — check the official pages below, or ask your university's advice service.

Frequently asked questions

Do international students need a UK guarantor?

Many private landlords and PBSA providers ask for one, but university halls rarely do. If you have no UK guarantor, ask about guarantor companies, or choose halls. In England, most private landlords can no longer require a large amount of rent upfront instead.

How much deposit can a landlord charge in England?

Up to 5 weeks' rent if the yearly rent is under £50,000, plus a holding deposit of up to 1 week's rent. The deposit must be protected in DPS, mydeposits or TDS within 30 days.

Can a landlord ask for six months' rent upfront?

For private tenancies in England signed from 1 May 2026, no: a landlord can take at most the first month's rent before the tenancy starts. University halls and code-member PBSA have their own contracts.

Do international students pay council tax in the UK?

Not if everyone in the home is a full-time student, but you must apply for the exemption with the council tax certificate from your university. Halls are exempt.

Do I need a TV licence in student halls?

Only if you watch live TV or use BBC iPlayer. In halls, your own room needs its own licence; it costs £180 a year from April 2026.

Sources

Calculators in this guide

Enter your own sizes for an exact answer.

Student Housing in the UK for International Students: Halls, Guarantors, Deposits and the 2026 Rules