An assured shorthold tenancy for student lets. Designed around the academic-year payment cycle, with provisions for joint and several liability, parental guarantees, and early-departure scenarios. RRA 2025-compliant, including reference to Ground 4A possession.
What this document is
A student AST is structurally similar to a standard AST but with provisions tuned to how students actually rent: by the academic year, often with a parent guarantor, sometimes with no deposit (replaced by a deposit replacement scheme), and frequently shared between several students on a joint and several basis.
The Net Lawman template handles all these patterns — from a single bedroom in halls-style accommodation to a five-bedroom house let to a friendship group.
Joint and several liability
The most common student let is a group of 3-6 students renting a whole house. The agreement is typically signed jointly by all tenants on a "joint and several" basis — meaning each tenant is liable for the WHOLE rent, not just their share. If one tenant leaves or fails to pay, the remaining tenants are responsible for the full amount.
This protects you as the landlord but is sometimes a shock to students. The Net Lawman template makes this clear in the agreement so there is no ambiguity later.
Parental guarantors
Many student lets require a parental guarantor for each tenant. The guarantor is typically liable only for the rent of their child (not the whole house), but you may want them liable on a joint and several basis too. The Net Lawman template provides both options.
If you intend to use a separate guarantor agreement document, see our guarantor agreement page.
Ground 4A — RRA-introduced student possession
The RRA 2025 introduced Ground 4A — a new mandatory possession ground for purpose-built student accommodation and student housing where the property is let to students for the academic year. This allows landlords to recover possession at the end of the academic year for re-letting to new students.
Standard student lets can also use general Section 8 grounds where applicable. For full details on selecting the right ground, see our Section 8 notice page.