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Preparation House hunting Making a booking Guarantors

Preparation

Where you live and who you live with can make or break your university experience, so we're here to help you make the right decision. Preparation is key to this. A bit of prep now could save you a whole lot of stress later.

When should I start looking?

First things first... don't rush! There's plenty of student housing in Sheffield, so take your time to choose accommodation that's right for you.

We recommend waiting until after the Christmas break before signing a tenancy agreement.

Take the time to prepare, set a budget, and work out what's most important to you.

If you're concerned you may not progress into the next academic year, do not sign a tenancy agreement as you may be responsible for paying the rent even if you have no entitlement to student funding.

What can I afford?

Before you start your search, you need to understand your budget.

Rent will be one of your biggest expenses, with prices varying from £80-£200+ per week, so it's important to work out your maximum affordable rent first. Once that figure is set, you can narrow your search and ensure you still have enough left over for essentials like food, course materials, and transport.

Keep in mind there may be additional costs depending on which property you choose:

  • Check if bills are included. Lower rent often means sorting them yourself, which could cost around £20-£30 per week in addition to your rent.
  • Check the contract length. If you'll be living somewhere else over the summer, a shorter contract with higher weekly rent might save you money overall.
  • Consider additional costs. Will you need to pay for laundry, public transport, or parking?

Useful resources

Who should I live with?

Shared housing is usually the cheapest option, but it can be difficult sharing with people who have different expectations about noise or cleanliness.

  • If booking with friends, make sure you chat about this before signing a tenancy agreement.
  • If booking on your own, ask the landlord how they handle issues between tenants, just in case.

A studio may be better if you like your own space, but that privacy typically comes with a higher price tag.

What type of property is best for me?

Living in purpose-built accommodation often comes with benefits like on-site security and bills included, but it can also be more expensive.

Booking a house with friends or somewhere not exclusively for students can be cheaper and more flexible, but it requires good coordination and more responsibility.

Since May 2026, tenancy agreement types and their associated legal protections are different. Read our tenancy agreements guide to make sure you understand the pros and cons of each before you book.

Where do I want to live?

Popular student areas include the City Centre, Ecclesall Road, Bramall Lane, Kelham Island, and Norfolk Park, but students live all over Sheffield.

The best locations can be pricey, so it's good to consider:

  • How long will it take to walk to campus and other places you visit regularly?
  • Where are the nearest shops and other services that matter to you?
  • Are there good public transport links nearby? How often do services run? What's the cost of travel?

House hunting

Now you know what you want and what you can afford, it's time to start your search.

Finding properties

Use reputable websites

A good place to start is Student Pad, which is operated by the University. You can also book Halls of residence through the accommodation service.

You can use other online search tools too, but make sure you look at the listings carefully.

Check for Snug Accreditation

Snug-accredited properties have been inspected for high standards and good tenancy management. The University, the Students' Union, and the Council work together to ensure standards are maintained. You can find a full list of Snug properties on the Sheffield City Council website or check for the Snug logo on the listing.

Be cautious of fake listings and third-party agents

Where possible, arrange accommodation directly with a verified landlord, letting agent or accommodation provider rather than through a third-party booking agent.

Using an intermediary can make it more difficult to verify the property, understand who you're entering into an agreement with, and resolve problems if something goes wrong.

When looking online, keep an eye out for red flags in the listings. Be cautious if:

  • Rent is much cheaper than comparable properties nearby.
  • There are limited photos of the property, or the images used are generic and on multiple listings.
  • You're pressured to pay immediately because "lots of other people are interested".
  • They request a deposit, rent, or "viewing fee" before you've viewed the property.
  • They communicate only through WhatsApp, social media, or a personal email address rather than a professional email address.
  • The name receiving the money differs from the landlord or agency named in the tenancy documents.
  • They ask for payment by cryptocurrency, gift cards, money-transfer services, or an overseas account.
  • They refuse to supply a draft tenancy agreement or provide clear written terms.

Viewing properties

You should always try to view the property before you pay any money to the landlord/agent or sign anything.

If you can't visit the property in person, try to arrange a video call rather than a pre-recorded walk-through.

When viewing a property, there are some key things to check for:

What's provided with the property?

  • Cooking facilities: Oven, hob, and microwave?
  • Kitchen storage: Cupboard space, fridge/freezer space?
  • Washing: Washing machine, dryer, or dishwasher?
  • Cleaning: Vacuum cleaner, mop and bucket?
  • Furniture: Table, chairs, beds, mattress, desk, etc.

What's the condition of the property?

Look out for:

  • Cracks in the walls
  • Signs of mould or damp
  • Windows or doors that don't close properly
  • Low water pressure in the taps and shower
  • Whether furniture is clean and in good condition
  • Rubbish in the garden/basement that could attract pests

Is there enough...?

  • Space?
  • Storage?
  • Desk space?
  • Plug sockets?

What are the bedrooms like?

  • Do the bedrooms have locks?
  • Is there enough natural light and ventilation?
  • If some bedrooms are bigger or better than others, how will you decide who gets which room?
  • Would you be ok living in the smallest/worst bedroom?

Ask lots of questions

It's a good idea to ask any questions you have before you commit to booking the property.

Not sure what to ask? Start with these:

Tenancy

  • Is it managed directly by the landlord or is there a management company or letting agency?
  • Is the property let on a joint or individual basis?
  • If I need to cancel the agreement, can I do that?
  • What happens if I stop being a student during the tenancy?

Costs

  • How much is the rent?
  • What are the rent instalment dates?
  • Are any bills included? If so, which ones?
  • Are there any guarantor requirements?
  • How much is the deposit?

Property management

  • Who should I contact if repairs are needed?
  • Is there an emergency contact available outside normal office hours?
  • Are there any known problems with damp, mould, heating, plumbing, or pests?
  • Are the furniture and appliances shown in the advert included?
  • Will an inventory and condition report be provided when I move in?
  • Are smoke alarms and carbon monoxide alarms installed and working?
  • Can I see the property's current gas safety record, electrical safety report, and Energy Performance Certificate?
  • Who is responsible for maintaining communal areas, gardens, and outdoor spaces?

Avoiding scams

Check reviews

Try to speak with the current tenants if possible and check reviews - this can give you a good idea about any issues the letting agent wouldn't tell you (e.g. if the landlord is slow to address maintenance issues).

Reverse-search the photographs

Use Google Lens or another reverse-image search to look for the same property photographs being used to advertise a different address, rent, or agency.

Search the exact address and key phrases from the description

Duplicate adverts with different contact details are a major warning sign.

Verify the agent independently

Find the agency's official website yourself and call the published office phone number. Do not rely only on contact details supplied in the advert.

Avoid communicating through informal channels

This includes via social media, such as WeChat, WhatsApp, or even Instagram. When arranging payments or sending documents, make sure you're communicating with the agent or management company via their business email address or a secure online portal.

Check the names and bank details on documents

Check if the account holder's name differs from the named landlord or agency. Contact the agency through an independently verified phone number if you're concerned.

If you're unsure, please contact us at SU Advice for guidance.

Making a booking

Once you've found the property you want to rent, there are usually four main steps to take next.

1. Pay a holding deposit

A holding deposit is a payment made to reserve the property while the landlord or letting agent completes checks and prepares the tenancy agreement. Once accepted, the property is normally taken off the market while your application is processed.

A holding deposit must not be more than 1 week s rent. Usually, this is refundable or can be put towards your first rent instalment, but you could lose it if:

  • You decide not to sign the tenancy agreement
  • You fail the right to rent check
  • You provide false or misleading information
  • You fail to provide necessary information to complete the booking (usually within 15 days, unless otherwise specified)

2. Provide information for pre-tenancy checks

Before the tenancy can be confirmed, the landlord or letting agent may ask you to complete a:

Right to Rent check: Every adult renting privately in England must prove they have the Right to Rent. Depending on your nationality and immigration status, you may need to provide accepted identity documents or a Right to Rent share code. Find out more about proving your right to rent.

Student status check: You may need to provide an offer letter, enrolment letter, student status certificate, or course details. You may be asked to show these again when you move into the property.

Credit check or proof of income: Some landlords or letting agents may request a credit check or proof of your income, particularly if you're not providing a guarantor.

Landlord reference: You may be asked to provide a reference from a previous landlord with information about how you cared for the property and whether you paid your rent on time.

3.Review the tenancy agreement

The tenancy agreement is a legal contract between you and the landlord. It explains your rights and responsibilities and those of the landlord.

Read the entire agreement before signing it! Once you accept the agreement, you're legally bound by the tenancy and you may not be able to cancel.

Check our in-depth guide on tenancy agreements and legal rights for more information.

If you're unsure of anything in the tenancy agreement, contact us at SU Advice and an adviser can review the document and answer any questions.

4. Pay the tenancy deposit

A tenancy deposit (or security deposit) is money held as security during the tenancy. The landlord may propose reasonable deductions at the end of the tenancy for things such as unpaid rent, damage, or other losses covered by the tenancy agreement.

For most private tenancies in England, the maximum tenancy deposit is 5 weeks' rent where the annual rent is less than £50,000. Where the tenancy deposit protection rules apply, the landlord or agent must protect the deposit in a government-approved tenancy deposit protection scheme within 30 days of receiving it.

Find out more about deposits.

Guarantors

Most students will need to provide a guarantor for rent, especially if you're relying on a student loan, family support, or savings to cover your expenses.

A guarantor is usually a parent, relative, or trusted friend who signs a legal agreement accepting responsibility for any unpaid rent and damage costs.

Landlords often require the guarantor to have a certain level of income or assets and live in the UK - they may also check their income and credit history. The requirements can vary between landlords/agents/providers, so make sure you check this carefully.

If you cannot provide a guarantor

If you're unable to provide a guarantor, tell the landlord or letting agent as early as possible and see if they're open to negotiate on the requirement for a guarantor.

Never name someone as a guarantor without their knowledge, or sign on their behalf.

If you're an international student and you cannot provide a UK-based guarantor, the university accommodation service lists properties willing to accept international guarantors.

If you're estranged or a care leaver, the university may be able to support you with their Rent Guarantor Scheme.

If you're unable to provide a guarantor for other reasons:

  • If you're booking Purpose-Built Student Accommodation, you may be able to pay rent in advance.
  • Check whether you're eligible for support from Sheffield City Council.
  • Use a guarantor service from a private company - please be aware these services generally charge a fee either upfront or on a monthly basis. Make sure you've explored all other options before you agree to use a paid service.

View our tenancy agreements guide for more detailed information on tenancies.

Shelter England also provide detailed online guides about private renting.

If you would like an adviser to review a tenancy agreement before you sign it, if you think an agent or landlord has acted unfairly, or if you've signed a tenancy agreement and need help exploring options to terminate the agreement, contact us at SU Advice.