Renewing Your Lease: What HMO Tenants Need to Know

TL;DR:

Honestly? HMO lease renewals can be confusing, but here's what matters: know whether you've got joint or individual tenancy, understand rent increase limits, and don't be afraid to negotiate. Your rights are stronger than you think.

What Type of Tenancy Do You Actually Have?

Right, let's start with basics because this bit really matters for renewals. Most student HMO tenants fall into two camps, and trust me - the difference is huge.

Joint Tenancy (The "We're All In This Together" Approach)

This means everyone's signed one big agreement. Sounds simple? Well, not quite.

Here's the thing - if your mate decides to bail halfway through, guess who's covering their rent? Yep, the rest of you. It's like being financially handcuffed to your housemates. Not ideal when someone decides uni isn't for them in January.

But there's an upside too. Landlords often prefer dealing with one group rather than managing individual contracts. Sometimes this gives you more bargaining power.

Individual Room Tenancies (The "Just Me" Option)

Much cleaner, honestly. You get your own contract for your room. If Dave from room 3 stops paying rent or trashes the kitchen? Not your problem.

The downside? Less negotiating power sometimes. And you might end up with completely different lease end dates, which gets messy if you all want to move somewhere together next year.

When Should You Start Thinking About Renewal?

Here's something most students get wrong - waiting too long to decide. Don't be that person scrambling in March because you forgot your lease ends in June.

Most landlords will hit you up around February/March for September renewals. That's actually perfect timing because:

• You've lived there long enough to know if it works

• You can research what else is available

• You've got leverage (they don't want to find new tenants either)

• Market rates are clearer by then

My suggestion? Start having conversations with your housemates around Christmas. Seriously. Get everyone's thoughts early so you're not making rushed decisions later.

The Reality of Rent Increases (And How to Fight Them)

Let's be honest - rent's probably going up. In 2025, average HMO room rents hit £662 outside London (£982 in London). That's a reality check for most student budgets.

But here's what landlords can't do:

They can't just randomly decide to charge you 20% more because they fancy a new car. There are actual rules.

What's Legal vs What's Not

Legal stuff:

• One rent increase per year maximum

• Must give you at least one month's written notice

• Has to use the proper Form 4 (Section 13 notice)

• Can't increase in your first year

Definitely not legal:

• Surprise increases with no notice

• Increases during fixed-term periods (unless you agree)

• Discrimination based on being a student

• Retaliatory increases because you complained about repairs

Actually Fighting a Rent Increase

Most students don't know this, but you can challenge excessive increases. And I mean properly challenge them, not just moan to your mates.

The First-tier Tribunal sounds scary but it's actually pretty straightforward:

• Costs around £65 to apply

• You've got 21 days from getting the notice

• They look at comparable properties in your area

• Their decision is legally binding

Pro tip: Use sites like BestStudentStays.com to research comparable rents before you challenge. Having actual data makes your case stronger.

Negotiating Like You Mean It

Students often think they've got no power in renewals. Wrong. Dead wrong, actually.

Think about it from your landlord's perspective - finding new tenants is expensive and risky. They'd rather keep decent tenants who pay on time and don't trash the place.

What Actually Works in Negotiations

The rent conversation: Don't just accept increases. Come prepared with evidence of similar properties. Say something like: "I've found three similar rooms within 0.5 miles for £25 less per month. Can we discuss the increase?"

Property improvements: This is where you can get creative. Maybe the rent increase is fair, but what about that dodgy shower or the kitchen that hasn't been updated since 2010?

Longer commitments: Sometimes landlords will freeze rent for an 18-month deal instead of 12 months. Worth asking.

Building Your Case

Research is everything. Spend a weekend checking what's available:

• Similar room sizes in your area

• What utilities are included elsewhere

• Transport links and condition comparisons

• What renovations other properties have had recently

Document everything about your current place too. Take photos of any issues. List what you've improved during your tenancy (garden maintenance, small repairs, whatever).

HMO Licensing - Your Secret Weapon

This bit's important but most students have no clue about it. If your property should be licensed but isn't, you've got serious leverage.

Licensed vs Unlicensed Properties

Licensed HMOs (5+ people usually) have to meet strict standards:

• Proper fire safety equipment

• Minimum bedroom sizes (6.51 square meters)

• Adequate shared facilities

• Regular safety checks

If your place should be licensed but isn't? You can potentially claim back up to 12 months of rent. No joke. Plus your landlord can't legally evict you with a Section 21 notice.

Check with your local council if you're unsure. It's worth a phone call.

Joint Tenancy Renewals - The Group Drama

Let's be real - getting 4-6 students to agree on anything is like herding cats. But renewal decisions affect everyone in joint tenancies.

Managing the Chaos

Start early and be systematic:

January: Individual conversations about next year plans 

February: Group discussion about staying vs moving 

March: Research alternatives if needed 

April: Final decision and negotiations

When People Want Different Things

This happens constantly. Here are realistic solutions:

Partial renewals: Some stay, some go. You'll need to find replacements though. 

The compromise move: Everyone agrees to look for somewhere better together. 

The amicable split: Some renew, others find different arrangements.

Communication is key. Don't let it get awkward because someone's afraid to speak up.

Money Matters (Because Student Budgets Are Tight)

Renewal vs moving isn't just about whether you like your current place. Money talks, especially on student budgets.

True Cost Comparison

Moving costs more than just rent differences:

If you renew:

• Potential rent increase (5-10% typically)

• Same deposit stays put

• No moving costs

• Utilities continue seamlessly

If you move:

• New deposit needed (could be higher)

• Moving costs (£300-800 realistically)

• Utility setup fees and potential gaps

• Time and stress costs

Quick maths example: A £25/month rent increase costs £300 yearly. Moving might cost £600+ upfront plus hassle. Sometimes renewal wins purely on numbers.

Making It Work on Student Budget

Termly payments: Many landlords accept this for students. Worth asking. 

Inclusive deals: Bills-included arrangements remove monthly uncertainty. 

Guarantor clarity: Make sure everyone understands ongoing commitments.

Property Condition Reality Check

Before committing to another year somewhere, properly assess what you're signing up for.

The Honest Property Review

Walk through with fresh eyes:

Safety basics:

• Do smoke alarms actually work?

• Is heating adequate for winter?

• Are there obvious damp/mold issues?

• Do windows and doors lock properly?

Day-to-day livability:

• Is the kitchen functional for multiple people?

• Are there enough bathrooms?

• Is internet speed decent for online studying?

• Can you actually sleep through housemate noise?

Improvement Requests That Actually Work

Use renewal negotiations strategically:

High-impact requests:

• Kitchen appliance upgrades (everyone benefits)

• Bathroom improvements (quality of life boost)

• Internet upgrades (essential for students)

• Garden/outdoor space maintenance

How to ask: Frame it as mutual benefit. "We'd love to renew, but the kitchen really needs updating for safe food preparation for six people."

Know Your Legal Rights (They're Stronger Than You Think)

Students often feel powerless in housing situations. Reality check - you have significant legal protections.

Core Legal Protections

Anti-discrimination: Landlords can't treat you differently because you're students or international students.

Proper procedures: All rent increases, renewals, and communications must follow legal requirements.

Property standards: You're entitled to safe, habitable conditions regardless of being students.

Notice requirements: Landlords can't just turn up whenever they want or change terms without proper notice.

Where to Get Help

Free resources:

• University accommodation services (use them!)

• Citizens Advice Bureau (legally trained advisors)

• Student Union housing support

• Local council housing departments

Online resources:

• Shelter England website

• Government housing guidance

• Student-specific housing guides

Don't struggle alone. These services exist specifically to help students navigate housing issues.

Should You Actually Renew?

Sometimes the answer's obvious. Sometimes it's not.

When Renewal Makes Sense

Financial: You're getting decent value for money 

Practical: Location works well for your course 

Social: You get on well with current housemates 

Stability: You want to avoid moving stress during important academic periods

When It's Time to Move On

Cost: Significant rent increases with no improvements 

Quality: Ongoing maintenance issues landlord won't fix 

Location: Your course requirements have changed 

People: Housemate dynamics aren't working

Research Your Options

Before deciding, check what's available on platforms like BestStudentStays.com. Compare:

• Monthly costs including all fees

• Property conditions and recent renovations

• Transport links to your campus

• Reviews from previous student tenants

Making the Final Call

Take time with this decision. It affects your next academic year significantly.

Decision Framework

Ask yourself:

1. Are you paying fair market rate for what you get?

2. Do any problems outweigh the convenience of staying?

3. Would moving actually improve your situation?

4. Can you afford the total costs involved?

Communication Strategy

Whatever you decide, keep communication professional and documented:

• Put agreements in writing

• Get email confirmations of verbal promises

• Take photos of current property condition

• Keep copies of all paperwork

Bottom Line

HMO lease renewals don't have to be stressful if you know your rights and prepare properly. Start early, research thoroughly, and don't be afraid to negotiate.

Remember - you have more power than you think. Good tenants are valuable to landlords, especially students who typically rent for multiple years.

Whether you renew or move, make an informed decision based on your actual needs and budget, not just convenience or fear of change.

For current market rates and alternative options, check platforms like Best Student Stays to make sure you're getting the best deal possible for your student housing situation.