Student lettings is all about timing – so how does it actually work?
Student Letting season is now upon us with “For Let” boards going up across all the student hotspots. But why do students look to secure their accommodation so early? And when do they actually move into their new homes?
It can vary between cities, but in the North-West (Liverpool & Manchester) student’s tenancy’s typically run from the beginning of July through till the end of June, with the contracts typically lasting either 50 or 51 weeks. It then varies between students as to when they will physically move in – some opting to move in straight away, others waiting until as late as September.
However, when do landlords and letting agents advertise their HMO’s (Houses of Multiple Occupancy) for let? Well, it’s done further in advance than most people expect. Typically, letting agents will begin asking their existing tenants if they wish to stay in the property for the next academic year in early October. If the students don’t wish to stay in the same property for another year the letting agents will then begin advertising.
Students will have begun lining up which friends they want to live with and the search begins, with viewings coming in thick and fast for HMO’s ranging from 3 Bedrooms all the way up to 9+. Its generally second, third and fourth year students that are looking for this type of accommodation, with first years typically living in halls of residence.
So when should you expect to have it let?
The best HMO’s in the most desirable locations will be let by early November & the large majority of houses in suitable locations will be let, at the very latest, by January. If your HMO isn’t let by then there may be a couple of reasons: Rent too high, poorly performing managing agent, not advertised correctly, sub-optimal location.
At the point of agreeing to let a group of students, letting agents / landlords will take a deposit in order for them to secure the property. They’ll also have tenancy agreements & guarantor agreements in place, with the only task left to do is execute the tenancy at the point of it starting.
So, if we take the next academic year as an example to work through:
October 2025 – Letting Agents ask current students if they wish to continue on for another year in July 2026 (essentially meaning they’ll have that house until June 2027)
October 2025 – If tenants say no, the letting agents will begin advertising the property on their website and online portals for students to move in July 2026.
January 2026 – Most houses will have been let, with the ones remaining likely needing to reduce rents or alter their advertising strategy.
June 2026 – Students move out from their houses (HMO’s) as their tenancy ends
July 2026 – Students move into their new houses (HMO’s)
July-September 2026 – There are still some houses/rooms that get let – the “stragglers”
October 2026 – Letting process repeats!
At StudentHive, we sell student properties all year round. The price you sell at isn’t particularly affected by the time of year – some landlords like to try and sell once they’ve secured a group for the following year but this may only increase the sale price if the rent it receives is low for the current year (but has been rented at a considerably higher amount the following year).
It’s more difficult to sell a student HMO between January – July if you’ve not secured a group for the upcoming academic year. We work with some clients that prefer to buy them without a new group moving in (especially if they’re rundown) but the price will understandably need to reflect this.
If you’re a student landlord and are considering selling within the next couple of years reach out & we’ll provide you a valuation and marketing plan that will optimise your sale price, reach out to us today Contact us here