Private housing guide
Private housing guide
When to start looking for accommodation
It is recommended to apply at least three months in advance.
Here are some possible months before the start of your course when you might start looking for housing.
If you are starting your course as a:
- January starter: You may look for accommodation from October - the earlier you look the better.
- April starter: Students tend to start looking for accommodation from December/January.
- September starter: Often look for accommodation six months prior so around March/ April.
Renting private accommodation
Some of the most popular websites you can use to search for private accommodation are:
Please be mindful that there are a number of accommodation search tools on the internet. You will have to do your own research to certify that they are recognised and trusted.
See the next section for tips on what to be aware of when considering private accommodation.
Viewing properties and what to look out for
A personal inspection of a property is vital. If that is not feasible, you should request that the agent or landlord do a virtual viewing. You can either receive a pre-recorded video or a live recording of this. When possible, ask for a live virtual tour so that you can ask as many questions as you like while the property is being shown to you. This tour won't be modified. It is crucial that you ask as many questions as you can so that you get the information you require. Make sure to write down the replies as well.
Additional information can provide a better picture of the property - you can ask for a floor plan so that you know how much space there is and how you can arrange furniture.
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What to look out for
Repair and conditions
- Smoke alarms
- Damp or mould patches
- Signs of pests
- Exposed wires, blown lights, cracked plugs
Size and space
- Does it meet your needs?
Furniture
- Will it be furnished?
- Will you need to request extra furniture – desks, cupboards, sofa, beds etc.
Area
- Is it safe?
- Are you comfortable?
- Is there easy access to transport and shops?
- How far away are you from UWL?
Landlord or agency
- Ask current tenants about the landlord or agency or look at reviews online
UWL halls of residence
The University of West London offers accommodation to students. To register your interest and check what accommodation is available visit our accommodation webpage.
- Search for our accommodation
- You can view the price of each accommodation, tier system of accommodation and length of stay
- You can see the distance from campus for each accommodation option
- You can register your interest in the accommodation you prefer on the application form
Based on AY 2023/2024: Accommodation provided by the University ranges from £600 - £1470 per month and includes utility bills, Wi-Fi and contents insurance. There are no agent or admin fees.
In addition, some sites include gyms and other social areas.
Other halls of residence
There are other independent private halls of residence available that are specifically designed for students.
Things to check:
Is the hall a member of the Accreditation Network UK (ANUK)? The ANUK Code sets benchmark standards that tenants can expect in their private halls of residence. More details can be found through the National Code and search the Members Directory.
Accommodation
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Contracts
A tenancy agreement is a contract between you and a landlord.
It lets you live in a property as long as you pay rent and follow the rules. It also sets out the legal terms and conditions of your tenancy.
A tenancy can either be:
- Fixed term (running for a set period of time)
- Periodic (running on a week-by-week or month-by-month basis)
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Express terms of tenancy agreements
It’s good practice for a written tenancy agreement to include the following details:
- your name
- your landlord’s name
- the address of the property which is being let
- the date the tenancy began
- details of whether other people are allowed the use of the property and, if so, which rooms
- the duration of the tenancy (if it’s a fixed term tenancy, this means the date when the fixed term ends)
- the amount of rent payable, how often and when it should be paid and how often and when it can be increased
- what the rent includes (for example, council tax or fuel)
- whether your landlord will provide any services (for example, laundry, maintenance of common parts or meals and whether there are service charges for these)
- the notice period you and your landlord need to give to end the tenancy. There are statutory rules about how much notice to give and this will depend on the type of tenancy and why it's ending
The agreement may also contain details of your landlord’s obligations to repair the property.
UWL’s Student Advice team will be able to help check through your contract if you’re worried about it – just book an appointment with an advisor.
Citizens Advice also has some really useful information about tenancy agreements.
A house in multiple occupation (HMO) licence may be required for some rental agents and landlords in order to rent out a property legally. The licence imposes obligations on the landlord or agent to guarantee the building's security and upkeep. An HMO licence is valid for a maximum of five years. You can check with the council’s Environmental Health department to see if a licence had been obtained; councils often post a list of licensed HMOs on their website.
A property requires a mandatory HMO licence if the following apply:
- Three or more unrelated tenants (we recommend students to check with local authority as this could be different)
- Contains shared facilities such as a kitchen or bathroom
- More than one household – each student will be considered a separate “household”
Live-in landlords:
Live-in landlords are often attractive as they are quite cheap, however you have the least amount of rights if they go wrong and you aren’t protected by the deposit protection scheme.
Find out more about lodgers' rights on the Citizens Advice website.
Assured shorthold tenancy (AST):
Most renters will be offered an assured shorthold tenancy.
You will not have an AST if your rent is:
- Less than £1,000 a year in London or £250 a year outside London
Council tax exemptions and reductions
Council tax is a fee the local council charges for the service it provides
Do students have to pay it?
If you reside in a property that is solely occupied by full-time students, council tax will be exempt. A course must be completed in full-time status, which entails 21 hours of study each week over 24 weeks.
Council tax exemptions
If you qualify for any discounts or exemptions, get in touch with the council and submit the necessary documentation.
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Steps to take to receive the exemption
Get proof of your student status from your UWL - To obtain a "Student Status Letter" or a "Council Tax Exemption certificate," please log into the e:Vision portal.
Click on the MyRegistry index in the left-hand column, then under the "Communications" section to the right of the webpage, please select "Request a Letter", select "Council Tax Letter" and follow the steps on the portal.
Once requested, the letter will be sent to the personal email address listed on the webpage as well as your student email as a PDF attachment.
Additionally, letters that you have previously requested, together with their request date, will appear below this section and can be downloaded again from the portal at any later point by clicking on the hyperlink.
Please ensure that your term time address is up to date on MyRegistry before you submit any letter requests.
To determine the council borough where you reside, please visit the find your local council government page and enter the postcode of the home or property you are renting.
Send your council a copy of your student status letter. The forms might need to be addressed to a certain location or address, although most councils will allow you to email or submit the information online.
We encourage students to book their accommodation directly with UWL not only to get great rental rates and it also comes with a variety of benefits. We also ensure all accommodation is health and safety compliant. Should students wish to rent privately they can explore renting agencies.
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How is council tax calculated?
Four people - one house
- All full-time students = Full council tax exception
- One is not a full-time student = 25% discount on Council Tax
- Two full time students, one part-time student, one non-student = Full council tax is payable
Deposits and tenancy fees
The Tenant Fees Act 2019 imposes rigorous regulations on what can and cannot be charged to a tenant. Only what is referred to as a "permitted payment" may be requested from a landlord or agent, and this permitted payment must be specified in the contract.
What can you be charged for?
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Deposit protection
Your security deposit must be covered by one of three government-approved deposit protection schemes if you have an assured shorthold tenancy (AST).
- MyDeposits (Tel: 0333 321 9401)
- Deposit Protection Service (Tel: 0330 303 0030)
- Tenancy Deposit Scheme (Tel: 0300 037 1000)
Ask the landlord or agent if you have any questions about how or where your deposit has been protected. The name of the scheme will frequently be listed on your contract.
When your landlord or agent receives the deposit, they have 30 days to:
- Protect the deposit
- Provide all tenants and any pertinent person who made a payment or contributed to a deposit on a tenant's behalf should be given the "prescribed Information"
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Rent
Although you will still be required to pay rent, the first month's payment cannot be increased to compensate for the fees.
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Holding deposit
To remove a home from the market, a landlord or agency may still want a holding deposit, but it cannot exceed the cost of one week's rent.
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Security deposit
A security deposit is money that the landlord or agent maintains throughout the lease. It is sometimes known as a "damage deposit" or "tenancy deposit.” It is usually payable before or at the time you sign the contract and cannot exceed the cost of five weeks' worth of rent, or six weeks' worth if the yearly rent exceeds £50,000.
The landlord or agent is responsible for returning the tenants' security deposit at the end of the tenancy.
Agents or landlords may remove a fair amount from the security deposit to cover:
- Unpaid rent or bills
- Damage or disrepair
- Cleaning
A landlord is legally required to secure a security deposit paid for an assured shorthold tenancy (AST) with one of the three government-approved deposit protection schemes.
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Lost keys
You may be charged a fair fee to replace your keys. The agent or landlord should be able to provide invoices and receipts to prove this expense.
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Tenancy changes
You may incur reasonable charges if you need to modify the tenancy agreement, for as by adding a replacement tenant.
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Early termination
Early termination fees should not be greater than the loss the landlord or agent has suffered, and proof of losses should be presented. It is recommended to have a breakout clause in the contract.
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What fees are prohibited by law?
A few things that landlords or agents can no longer charge for include:
- Viewing fees for properties
- Tenancy set up fees
- Admin fees
- Inventory fees
- Check-in and check-out charges
- Specialised professional cleaning (Aside from reasonable wear and tear, you are responsible for returning the property in the same condition you found it)
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What happens if I am charged a fee that is not allowed?
You should receive a refund of any fees within 28 days of making the payment. If the money is still not returned, the landlord or agent is breaking the law and you can denounce them to the Trading Standards department of your local council. For a first offence, the pecuniary fine can be up to £5,000. For subsequent offences, it can be up to £30,000.
Information the landlord needs to provide you with
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Gas Safety Certificate
Gas-powered appliances like the boiler and cooker, which are your landlord's responsibility to make sure are safe to use, must be in good working order.
A gas safe registered engineer must conduct a safety inspection of gas appliances once every 12 months. The Landlord will receive a Gas Safety Certificate following the completion of the check and will provide you a copy.
According to the law, a copy of the most recent Gas Safety Certificate must be given to you before you move in.
Things to look out for:
- The Gas Safety Certificate should be no more than 12 months old
- Any engineer who enters the property to service gas appliances must possess a Gas Safe ID card
- To verify that the engineer's or company's ID number is valid, go to the Gas Safe Register website
What if I have not seen a Gas Safety Certificate?
- Request a copy of the most recent Gas Safety Certificate from your landlord or letting agent
- Contact UWL Student Advice for further advice
- Report the matter to the Health and Safety Executive or your local council
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Electrical safety
Landlords must make sure that electrical installations adhere to legal requirements as of 1 June 2020, per the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
What does this mean?
This means that your landlord is responsible for maintaining the property's wiring, sockets and fuse boxes in a secure and functional condition.
A copy of the most recent Electrical Installation Condition Report (EICR) must be given to you, and they must make sure that such installations are inspected at least every five years by a trained individual.
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Do these rules apply to my contract?
For tenancies that started on or after 1 July 2020, your landlord is required to perform the checks before your lease begins.
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What if my landlord does not comply?
You can report your landlord to your local council if they haven't given you an EICR and you're worried they haven't followed the regulations. They could receive a fine of up to £30,000 if found in violation of their obligations.
Guidance to use:
- Find out more about electrical safety in rental properties on the Government website
- Visit the Electrical Safety First website for more information
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Smoke alarms and carbon monoxide detectors
Your landlord should provide:
Every floor of your property that is utilised as living space should have one smoke detector, and any room used as living space that uses solid fuel should have one carbon monoxide detector.
As a tenant, it is your duty to inspect smoke alarms frequently and change the batteries when they expire (but they should all be working when you move in).
If you have concerns about fire safety on your property, you should tell your landlord.
Additionally, you can request that the Fire and Rescue Service do an assessment of your home's fire risk. For further information, visit the Fire Service website.
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Prescribed Information
The Prescribed Information's goal is to inform you about the following:
- How and with whom your deposit has been protected
- How to get your deposit back when your tenancy is over
- What to do if there are disputes about returning the deposit
Landlords and agents frequently make mistakes since the "Prescribed Information" criteria are so specific.
The laws governing deposit protection and the penalties that apply to landlords who break them can be complicated. Feel free to contact and get in touch with Student Advice who will be able to address your questions and concerns.
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What occurs if my deposit is not protected, is not protected in a timely manner, or I am not provided with the prescribed information?
- You have a potential court claim against your landlord, to a penalty that ranges from one to three times the amount of the security deposit.
- As no legal "section 21 notice" can be delivered in cases where the deposit protection requirements have not been met, your landlord might not be able to terminate your tenancy.
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Right to rent check
A potential tenant's right to reside in the UK must be verified by landlords and renting agents according to the law.
How to make a complaint
If you have a complaint which cannot be resolved directly, you can refer it to one of the two Redress Schemes:
Where to get advice about your housing rights
Shelter
Shelter is a housing and homelessness charity. Their website is full of suggestions and helpful information and advice, like:
- An online tool to check where your deposit is protected
- Sample letters for tenants to send to landlords and agents regarding repairs and deposit issues
- A thorough explanation of your legal rights on all aspects of rental housing
Call Shelter on 0808 800 4444.
Citizens advice
They have a great website filled with useful information. You can also visit your local Citizens Advice Bureau for face-to-face or telephone advice.