Student Tenancy Agreement Template, England (Renters' Rights Act 2025)
The tenancy agreement built for student lets in England under the Renters' Rights Act 2025. Covers the two ways students are housed: a joint whole-house tenancy where a group signs one agreement with joint-and-several liability, and individual per-room lettings. Ships with a guarantor deed, the prescribed written statement of terms, and guidance on Ground 4A, the student-HMO possession ground that lets a landlord recover the property to re-let to the next academic year's cohort.
Key facts
- Document: Student Tenancy Agreement (LS-E-009), England only.
- Drafted against: Housing Act 1988 as amended by Renters' Rights Act 2025 (incl. Ground 4A); Written Statement Regs 2026; Housing Act 2004 Pt 2 (HMO).
- Price: £29, one-off. No subscription.
- Format: editable DOCX and typeset PDF, instant download.
- Last reviewed: 7 November 2026 by Richard Wood.
- Guarantee: 14-day money-back before you download. Preview the pages first.
- Not legal advice. LetSafe UK is not a firm of solicitors.
Renting outside England?
This agreement is for England. Wales, Scotland and Northern Ireland each let property under their own law, and we have the right agreement for each:
- Wales: Standard Occupation Contract · standard occupation contract
- Scotland: Private Residential Tenancy Agreement · private residential tenancy
- Northern Ireland: Private Tenancy Agreement (NI) · private tenancy agreement
Renting in England? You’re in the right place, this is the current English document.
Indicative layout · actual DOCX + typeset PDF on download
- Student joint tenancy agreement (whole house, one agreement, joint-and-several liability), editable DOCX + typeset PDF
- Per-room student letting option for individually let rooms
- Guarantor deed, one per student, with deed execution block
- Prescribed written statement of terms (SI 2026)
- Ground 4A re-letting guidance (student HMO; possession must take effect between 1 June and 30 September, 4 months' notice)
- Ground 4 note (the student accommodation ground for universities and colleges only, not available to private landlords)
- HMO licensing reference (most student houses are HMOs)
- Deposit-per-sharer protection and acknowledgement block
- Section 13 rent-review clause and Information Sheet delivery acknowledgement form
- Plain-English guidance notes for student landlords
Drafted and checked against: Housing Act 1988 as amended by Renters' Rights Act 2025 (incl. Ground 4A); Written Statement Regs 2026; Housing Act 2004 Pt 2 (HMO). Held on our regulation-currency register; when the underlying law moves, the template is revised and buyers are notified.
Landlords letting to full-time students in England, whether on one joint agreement for the whole house or room by room.
Non-student whole-property lets (use LS-E-001) · non-student room lets (use LS-E-002) · lodgers in your own home (use LS-E-003) · Wales / Scotland / NI.
About this template
Why student lets need their own tenancy agreement
Student housing in England takes two shapes, and the paperwork differs. A shared student house is usually let to the whole group on one agreement, with the tenants jointly and severally liable for the entire rent, each student normally providing a guarantor. Rooms let individually to unrelated students instead need a per-room agreement with a shared-areas schedule. A generic tenancy template handles neither cleanly: it misses the joint-and-several wording, the guarantor mechanics and the HMO licensing position that almost every student house triggers.
Since 1 May 2026 every new student let is a periodic assured tenancy under the Renters' Rights Act 2025, so fixed academic-year terms no longer exist. The Act added Ground 4A to keep the academic-year cycle workable: a landlord of a student HMO can recover possession to re-let to the next cohort, with possession taking effect between 1 June and 30 September on four months' notice. This agreement is drafted for that regime and explains how to use the ground.
What you get and how to use it
The download is an editable DOCX plus a typeset PDF, in both a joint whole-house version and a per-room version, with a guarantor deed to complete for each student and the prescribed written statement of terms built in. Complete the property, rent and party details, take a guarantor for each tenant, protect each share of the deposit, and issue the written statement. Guidance notes explain joint-and-several liability, HMO licensing and the Ground 4A re-letting timetable.
Rent reviews follow Section 13 (one increase per 12 months, two months' notice on Form 4A). To recover the house for the next academic year, serve 4 months' notice on Ground 4A so that the possession date falls within the 1 June to 30 September window using the included guidance.
Reviewed against: Housing Act 1988 as amended by Renters' Rights Act 2025 (incl. Ground 4A); Written Statement Regs 2026; Housing Act 2004 Pt 2 (HMO)
Applies in England. Each file carries a dated footer so you can prove currency.
Questions about this template
Is this template legally binding?+
The template produces a document that, once completed and signed by the parties, has the same legal effect as any written agreement. LetSafe UK provides self-help templates, not legal advice, for advice on your specific circumstances, consult a regulated solicitor.
Does this work from 1 May 2026?+
Yes. The Student Tenancy Agreement is aligned with the Housing Act 1988 as amended by Renters' Rights Act 2025 (incl. Ground 4A) and is designed to be lawfully granted on or after the Renters' Rights Act 2025 Phase 1 commencement.
What format is the download?+
You receive an editable Microsoft Word (DOCX) file and a typeset PDF immediately after payment. You can fill the DOCX in Word, Google Docs, or LibreOffice.
Can I use this template again for another property?+
Yes, the template is licensed for unlimited use by a single private landlord across your own portfolio. It is not licensed for resale or for use by letting agents acting for third parties.
What if the regulation changes?+
Free updates are included for as long as your account exists. We maintain a regulation-currency register and re-issue the template when the underlying law moves, and you get the updated version free via your account.
Related templates
Periodic Assured Tenancy Agreement
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HMO Per-Room Tenancy Agreement
The England per-room tenancy agreement for Houses in Multiple Occupation, compliant with the Renters' Rights Act 2025 and Housing Act 2004 Part 2. Covers the shared-areas schedule, HMO licensing references, deposit-scheme clause, and an Information Sheet delivery acknowledgement form for portfolios with pre-May-2026 tenancies, so a buying landlord has every Phase-1 compliance document for each room in one pack.
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