11 Pitfalls Student Landlords Often Encounter (and How to Dodge Them)

At Bristol Digs, we know that student landlords want to balance a strong return on investment with providing quality, compliant housing that appeals to student renters. With growing demand for student accommodation in Bristol and beyond, there’s plenty of opportunity—but also plenty of potential pitfalls.

Whether you’re renting out a property for the first time or growing your student rental portfolio, here are 11 mistakes to avoid from day one.

1. Skipping Proper Tenant Screening

Even though your tenants may be students with limited rental history, don’t skip the basics. Without checks in place, you run the risk of missed rent, damage or even eviction.

We recommend:

• Requesting a UK-based guarantor
• Running credit checks where possible
• Asking for previous landlord or hall of residence references
• Meeting tenants (and/or guarantors) in person

At Bristol Digs, our vetting process helps ensure you’re renting to responsible, respectful student tenants.

2. Being Unclear on Legal and Tax Obligations

Student rentals come with the same legal and tax responsibilities as any other tenancy. Failing to comply can lead to fines, disputes or worse.

Landlords must stay on top of:

• Deposit protection rules
• Fire and safety legislation for HMOs
• EPC regulations
• Tax changes like Making Tax Digital
• Recent updates like the new AML and sanctions rules from May 2025

Partnering with Bristol Digs ensures you stay compliant and worry-free.

3. Using Weak or Outdated Tenancy Agreements

A vague tenancy agreement—or worse, a verbal arrangement—can spell trouble.

Your agreement should:

• Be tailored to student rentals
• Outline responsibilities clearly (cleaning, rent dates, term length)
• Include clauses specific to HMOs or joint tenancies
• Be reviewed annually to keep up with legislation

We provide legally-sound, student-specific tenancy agreements as part of our service.

4. Failing to Protect Deposits

Every student’s deposit must be placed in a government-approved scheme within 30 days, and the prescribed information shared with the tenant.

Miss this, and you could:

• Lose your right to serve notice
• Be ordered to pay up to 3x the deposit as compensation

It's a simple step—but one that must never be overlooked.

5. Getting the Rent Wrong

Price too high and students may look elsewhere. Price too low and you lose income. Student landlords need to understand their market—especially in university cities like Bristol.

We advise:

• Reviewing local student listings
• Factoring in the academic calendar
• Speaking with experienced letting agents (like us) who know the seasonal demand

6. Skipping the Inventory

A detailed inventory protects both you and your tenants. Without one, it's almost impossible to make a fair claim on the deposit at the end of the tenancy.

Document everything:

• Photos of each room
• A list of furniture and appliances
• Condition notes

It’s vital for resolving disputes and maintaining transparency.

7. Underestimating Repairs & Upkeep

Student properties experience heavy wear and tear, especially in communal areas. Landlords often forget to budget for regular fixes.

Set aside 10–15% of monthly rent for maintenance and:

• Book inspections each term
• Act quickly on any reported issues
• Keep a reliable network of qualified trades

Bristol Digs’ managed services help keep your property in top shape.

8. Ignoring the Look & Feel of the Property

Tired décor or mismatched furnishings can put students off—especially when competing with new purpose-built accommodation.

Simple updates can make a big difference:

• Fresh paint
• Smart furniture
• Clean communal areas
• Tidy gardens and exteriors

These touches often help secure better tenants, faster.

9. Overlooking Energy Efficiency

Students are increasingly conscious of energy bills—and poor insulation or an outdated boiler can be a red flag.

Landlords should:

• Upgrade heating systems if needed
• Add loft insulation and draft-proofing
• Ensure the EPC rating meets legal minimums (and aim higher if possible)

These upgrades can also reduce maintenance issues in winter.

10. Failing to Plan for Void Periods

Most student tenancies run from July to June, but unexpected voids can and do happen.

Allow for:

• 2–4 weeks of empty property each year
• Touch-up time between tenancies
• Flexibility in your financial planning

A little foresight here can protect your cash flow.

11. Not Providing Key Appliances or Essentials

Many students expect basic white goods like a fridge, washing machine and cooker—and may bypass properties that don’t offer them.

If you’re offering a part- or fully-furnished property, it must be:

• Clean
• Safe
• In working order

Avoiding appliance responsibilities can backfire. Instead, invest in decent models and budget for repairs or replacements.

Final Tip: Get Organised & Use Trusted Contractors

When maintenance is needed, delays cost money. That’s why good landlords:

• Plan ahead for decorating and flooring jobs
• Book trades early (especially over summer)
• Work with accredited professionals

This helps minimise voids and get your property back on the market quickly.

Let Bristol Digs Support Your Student Letting Journey

From refurb advice to full property management, Bristol Digs is here to help student landlords get the best from their investment—without the stress.

Want to chat through your property?
Call us on 0117 930 8750 or
Contact us online and we’ll get back to you.