Letting a student property in Nottingham can be highly rewarding when done right. Nottingham is one of the UK’s top student cities, home to over 70,000 students across two universities . This massive student population (the fourth highest outside London) creates strong demand for quality student rentals. As former students and expert letting agents, we understand both what students look for in a home and what landlords need for a successful let. In this ultimate guide, we’ll walk through the key steps to letting your student property, cover Nottingham-specific legal requirements, and explain how partnering with a professional letting agency (like us at Student Housing Nottingham) can make the process smooth and profitable. Let’s dive in!
Step 1: Prepare Your Property for the Nottingham Student Market
Before advertising, ensure your property is student-ready. Students seek comfortable, functional homes close to campus or nightlife hubs. Key preparation steps include:
• Furnish and equip appropriately: Most students expect furnished houses. Provide sturdy beds, desks, chairs, and ample storage in each bedroom. Outfit communal areas with basic living room furniture and kitchen appliances (fridge, freezer, washing machine, microwave, etc.). Durable, easy-to-clean furniture and flooring are ideal given the heavy use in student lets.
• Ensure safety and cleanliness: Repair any hazards or damage before tenants move in. Check that electrics and plumbing are in good working order. Deep-clean the entire property. A well-maintained, clean house not only attracts better tenants but also sets expectations for them to keep it tidy.
• Add student-friendly touches: Consider providing high-speed internet (almost essential for today’s student life) and desk lamps or study areas. Little extras like coat hooks, notice boards, or blackout curtains in bedrooms can make your property more appealing than the competition.
Remember, word travels fast in student communities. A property that is safe, clean, and comfortable will get positive buzz and attract reliable tenants year after year.
Step 2: Research the Nottingham Student Rental Market
Setting the right rent price and marketing strategy requires local market knowledge. Nottingham’s student areas (Lenton, Dunkirk, Radford, the Arboretum, etc.) each have their own rental trends. Do some homework on:
• Typical rents for similar student houses in your area. For example, a 4-bedroom student house in Lenton might rent for around £100-£140 per person per week, depending on condition and inclusions. Setting a competitive rent helps you find tenants quickly and avoid void periods.
• Peak letting season timing: In Nottingham, students start house-hunting extremely early – often November through January for the next academic year. Listing your property by Christmas is wise; many groups of students secure housing as soon as first semester exams finish. If you list too late, you risk missing out on the bulk of demand.
• Student preferences: Understand what Nottingham students value. For instance, proximity to campus or bus routes is a top priority (Lenton and Dunkirk are popular for University of Nottingham students, while Arboretum and the City Centre attract Nottingham Trent students). Also, all-inclusive rents (where you include utilities) are popular with students managing tight budgets.
As former Nottingham students, our team at Student Housing keeps a close eye on student housing trends. We can provide you with up-to-date market data and a free rental valuation to ensure you maximize your income without overpricing and deterring tenants.
Step 3: Understand Legal Requirements for Nottingham Landlords
Renting to students means you must meet all the same legal obligations as any landlord – and Nottingham has some specific local requirements to know. Failing to comply can lead to heavy fines or even being barred from renting, so make sure you’ve got the following covered:
• Property Licensing: Nottingham City Council operates multiple landlord licensing schemes. Selective Licensing was renewed in December 2023, covering ~90% of private rentals in the city . This means almost every rental property in Nottingham needs a licence, even single-family lets. If your student house is rented to 3 or more unrelated tenants, it’s classed as an HMO and requires either an Additional or Mandatory HMO licence (depending on size) instead of a selective licence . Be sure to apply for the appropriate licence before tenants move in – landlords without the required licence can face fines up to £30,000 and tenants may reclaim rent paid . (If your property is already licensed under the HMO scheme, you don’t need a separate selective licence.)
• Planning Permission (Article 4): Nottingham has an Article 4 direction covering the whole city, which removes automatic permitted development rights to convert family homes into small HMOs. In practice, this means you cannot simply turn a house into a student HMO without planning approval. And the Council is very unlikely to approve new HMO use in saturated student areas . In short, if you’re buying a property to let to students, either choose one that’s already an established HMO or be prepared to let it to a family. Creating new student HMOs in Nottingham’s city boundaries is tightly restricted to control community balance.
• Safety Certificates: Landlords must by law have a valid Gas Safety Certificate (annual check by a Gas Safe engineer) for any gas appliances , and an Electrical Installation Condition Report (EICR) done at least every 5 years . You must provide copies of these to your tenants at the start of the tenancy. Additionally, ensure you have working smoke alarms on every floor and a carbon monoxide alarm in any room with a gas boiler (or solid fuel) – this is required by the Smoke and Carbon Monoxide Alarm Regulations . For HMOs, you’ll also need interlinked smoke alarms and possibly emergency lighting depending on the licence conditions.
• Energy Performance: All rental properties need an EPC (Energy Performance Certificate) rating of E or above currently. Notably, from 2025 the government is expected to require a minimum rating of C for new tenancies . Many student houses are older and could need insulation or efficiency upgrades to meet this. Being proactive on energy improvements now will keep you ahead of regulations and make your property more attractive (lower energy bills) to students.
• Tenancy Deposit Protection: If you take a deposit (common in student lets, typically £250–£300 per person or one month’s rent), it must be protected in a government-approved scheme (DPS, TDS, or MyDeposits) within 30 days of receipt . You also need to give the tenants prescribed information about their deposit protection. Failure to do so can lead to penalties of up to 3 times the deposit in compensation to tenants, so don’t skip this.
• Right to Rent Checks: By law, landlords in England must verify that each tenant has the legal right to rent (UK/EEA citizens or appropriate visa status). This involves checking passports or immigration documents in person (or via the government’s online system) and keeping a record . Student groups often include international students, so be sure to conduct and record these checks before the tenancy begins.
• Tenancy Agreement and Info: Always use a written Assured Shorthold Tenancy (AST) agreement, and provide each tenant with a copy of the “How to Rent” guide (required by law), their deposit certificate, and safety certs at move-in. In Nottingham, if your property is in the Unipol code or an accredited scheme, you’ll be meeting additional standards which is a plus, but focus first on the legal must-haves above.
Staying compliant with all regulations can seem daunting, especially with recent updates (licensing, EPC changes, etc.), but it’s absolutely crucial. Many “common landlord mistakes” relate to missed legal steps – which we cover later – and they can cost thousands in fines. This is where using a professional letting agent pays off: a good agent will handle all these compliance issues for you, ensuring nothing slips through the cracks.
Step 4: Advertise and Attract Student Tenants
With your property ready and paperwork in order, it’s time to find your tenants. Effective advertising is key to letting a student property quickly. Here’s how to get the word out:
Online Listings: The majority of students find houses online. List your property on popular portals like Rightmove Student or Zoopla, and specialist student housing platforms if available. Include clear photos of each room (students will judge from pics!), a floor plan if possible, and a catchy description highlighting the house’s best features (e.g. “5 min walk to Uni, All Bills Included, Recently Renovated Kitchen”). Emphasize things like fast Wi-Fi, proximity to campus/city centre, security features, and any perks (e.g. “smart TV in living room” or “monthly cleaner included”) to stand out.
Student Housing Office & Groups: Nottingham’s universities have accommodation offices and online noticeboards where private landlords can advertise. Consider registering your property with the University of Nottingham or Nottingham Trent student accommodation services or Unipol’s website. Also, social media is powerful – there are Facebook groups for “Nottingham Student Houses 2025/26” where listings circulate. As former students, we know peer recommendations matter: if your current tenants are happy, ask if they’ll share your ad with friends or on their socials.
For Rent Signs: Traditional but still useful for local visibility. A simple “House For Rent” sign on the property can catch the eye of students walking by or living nearby. Many Nottingham student landlords put up signs in windows or on posts, especially in areas like Lenton where students roam the streets looking for signs in January. Just ensure your sign complies with any local council guidelines (Nottingham at one point had rules on ‘To Let’ boards in certain areas due to overuse).
Flexibility for Viewings: When inquiries come, respond fast (students often grab the first decent option) and be flexible in scheduling viewings. It’s common for a whole group of 3-5 friends to come together to view. If your current tenants are still in the property, give them notice and perhaps an incentive (like a voucher) to keep the place tidy for showings. The easier you make it for interested students to see the place, the faster you’ll get it let.
By hitting both online and offline channels, you’ll maximise your pool of prospective tenants. In the height of the season, a well-priced student house in Nottingham should let within a couple of weeks or even days. If it’s not, re-examine your price or ask for feedback – then adjust strategy accordingly.
Step 5: Screen and Secure the Right Tenants
Nottingham students usually rent in friendship groups. You might get an entire group wanting to sign one joint contract (common for student houses), or occasionally individuals looking for rooms. In either case, careful tenant screening protects you in the long run:
• References and Guarantors: It’s standard to require a UK-based guarantor for each student (often a parent) who will cover rent if they fail to pay. Verify each guarantor’s details and have them sign a guarantor agreement. While students may not have job references, you can ask for a character reference or proof of enrollment. Some landlords also do a quick credit check on guarantors for peace of mind.
• Meet them in person: If possible, meet the students during the viewing or a follow-up meeting. This gives you a sense of their responsibility level. Do they ask questions about caring for the property or seem respectful? Trust your instincts but also be fair – students might be young and a bit informal, but many are very responsible tenants if treated with respect.
• Group dynamics: If renting to a group on one joint tenancy, ensure they understand joint and several liability (all responsible for the rent). Sometimes groups are a mix of undergrads and postgrads or different courses – that’s fine as long as they’re happy. Clarify the maximum number of occupants; no one extra should be unofficially living there, as that could breach your licence.
• Tenancy length and terms: Most student contracts in Nottingham run 12 months (51 weeks) starting July to September, often with a month’s rent retainer over summer if they’re not occupying. Be clear on your terms. If you’re offering an all-inclusive rent (bills included), define any fair usage cap on utilities. Also clarify who is responsible for things like garden maintenance (usually the landlord for big tasks, but students should keep it tidy).
Once you’ve decided on a tenant group, move quickly to sign the paperwork. Student demand is high, but good groups have options – don’t lose them by delaying. Issue a solid AST contract (you can find templates or use an agent’s) and give them and the guarantors time to review. Take the deposit and first month’s rent (or summer retainer) as cleared funds before handing over keys.
Step 6: Manage and Maintain Throughout the Tenancy
Letting a property is not just a “set and forget” deal – ongoing management ensures a successful, low-stress tenancy for both you and the students:
• Inventory & Check-ins: At move-in, do a thorough inventory with photos documenting the condition of every room, furniture, and appliance. Have tenants sign this. It sets clear expectations and will be vital for fair deposit deductions later. Also provide an information pack with things like how to work the heating, trash collection schedule (Nottingham has specific bin days), and who to contact for maintenance.
• Responsive Maintenance: Students, especially those living away from home for the first time, might submit many maintenance requests – some urgent, some not. Prioritize health and safety (e.g. broken boiler, leaks) for immediate fix. For minor issues, acknowledge the request and schedule repairs as appropriate. Prompt attention keeps your property in good shape and shows tenants you care, which encourages them to respect the home. Consider arranging a mid-term inspection each semester to catch any problems early.
• Rent Collection and Finances: Ensure you have a system for collecting rent monthly (or quarterly if you agreed). Many students align rent payments with their student loan disbursements (usually September, January, April); be flexible if needed to allow termly payments. But hold them accountable – if someone is late, follow up immediately. It’s wise to have all tenants on a joint contract so you can ask the group to cover any one person’s shortfall (they can sort it out among themselves or involve the guarantor).
• Tenant Relations: Maintain open, friendly communication. As former students, we know that being approachable goes a long way. If tenants inform you of going home for holidays, that’s a good time to do any intrusive maintenance. If there are neighbor complaints about noise, address them with the students in a calm, constructive manner (young tenants may need a reminder about city quiet hours). Treat them as adults, but also be prepared to guide them on their responsibilities.
By actively managing the tenancy, you’ll prevent small issues from snowballing. You’ll also increase the chance that the group might stay on another year (some students do if they love the house and are continuing studies), saving you re-letting costs. And when they do eventually move out, a well-managed house will be left in better condition, making turnaround for the next tenants much easier.
Step 7: Consider Professional Property Management
If all the above sounds like a lot to handle – it is! Being a hands-on student landlord means wearing many hats: marketer, legal expert, handyman, and occasional mediator. That’s why many Nottingham landlords opt to use a professional letting agency to manage some or all of the process.
A good letting agent can:
• Market your property widely and find vetted student tenants quickly (minimising void periods).
• Handle viewings and paperwork including ASTs, guarantor forms, and deposit registration correctly.
• Ensure legal compliance – from licence applications to safety checks – saving you from costly mistakes or fines.
• Manage rent collection and provide monthly statements, so your income is hassle-free.
• Coordinate maintenance and inspections, often at better rates through their contractor network.
• Be the point of contact for tenant issues, letting you enjoy passive income without 2am phone calls about lost keys or tripped fuse boxes.
In short, a full-service student letting agency like Student Housing takes care of the day-to-day running of your investment, while you retain the benefits of property ownership. As a company founded by former students, we pride ourselves on a friendly, responsive approach that keeps student tenants happy and landlords informed. We also consider ourselves market disruptors – leveraging tech and our insider knowledge to improve the renting experience for all parties.
Many landlords find that the agent’s fee more than pays for itself through increased retention, higher yields (we often advise on small upgrades that boost rent), and avoiding legal pitfalls. It truly can be a stress-free solution.
Letting a student property in Nottingham doesn’t have to be daunting. By following this guide – preparing your property well, staying on top of legal requirements, marketing early, and treating students professionally – you’ll set yourself up for success. And remember, you don’t have to do it alone. Student Housing is here to help Nottingham landlords like you at every step, whether you just need help finding tenants or want full management for total peace of mind.
Ready to let your student property hassle-free? Get in touch with our friendly team of experts today. Visit our Nottingham office (we’re conveniently based in the heart of Lenton’s student district), call 01157 848 600, or email Nottingham@Student-Housing.co.uk. You can also find more information on our services at Student-Housing.co.uk/Landlords or our dedicated Nottingham page. Let Student Housing – the letting agency for students, by former students – handle the hard work, while you enjoy the rewards of a successful student let!