Renting near a college or university can be very profitable, but student housing comes with its own set of challenges: first-time renters, non-traditional schedules, and higher turnover. A strong lease and clear communication plan can protect your property and create smoother relationships with student tenants and their families. Here are some things to consider when renting to students.
Tip #1: Start with a clearly defined rental term
Your lease should match the academic reality, not just a generic 12-month template. Many student rentals work best when the term lines up with the school year, with the option for a separate summer lease if needed. A clearly defined rental term [1] with specific move-in and move-out dates helps students plan around exams, internships, and travel, while giving you time for inspections, repairs, and cleaning between cohorts.
Be sure to use student-focused lease-language [2] that’s easy to understand. Avoid heavy legal jargon and spell out things like rent due dates, late fees, and who’s responsible for cleaning, trash, and yard care. Make sure quiet hours and guest rules [3] are clearly written, especially around nights and weekends when social activity tends to spike.
Tip #2: Protect your income with guarantor or co-signer, joint and several liability, and a right-sized security deposit
Many students have limited credit and rental history, so it’s reasonable to require a guarantor or co-signer (usually a parent or guardian) [1]. Screen co-signers just as you would any applicant to verify income and stability so you know someone reliable is ultimately responsible if rent isn’t paid.
Including joint and several liability [2], within state and local limits, helps offset the increased risk of damage or unpaid rent in a high-turnover student property. Be clear in writing about how deductions work and when deposits will be returned.
Tip #3: Set written communication as the default
Student rentals run more smoothly when expectations around communication are set early. Encourage written communication as the default (email or portal) [3], so there’s a record of notices, rule reminders, and any disputes.
Provide move-in checklists and welcome packets [4] that outline house rules, parking instructions, trash/recycling expectations, and how to submit maintenance requests. Students who are renting for the first time often appreciate step-by-step guidance.
Finally, document clear maintenance request procedures [4] in the lease: where to submit requests, what counts as an emergency, and typical response timelines. This helps reduce frustration and ensures issues are reported before they turn into larger, more expensive repairs.
Tip #4: Plan for turnover with pre-scheduled move-out inspections and a documented move-in condition
High turnover is part of renting to students, so build systems around it. Schedule pre-scheduled move-out inspections a week or two before the lease ends [3]. Walk the unit with the tenants, note any issues, and explain what they can still fix or clean to protect their deposit.
On the front end, a documented move-in condition such as photos, checklists, and signed inspection forms protects both sides when it’s time to assess damage [3].
Since leasing cycles are tied to the academic year, start semester-based marketing and renewals early [4]. Reaching out well before finals season helps you fill vacancies and reward reliable tenants who want to stay.
Tip #5: Prioritize educating first-time renters and include periodic inspections written into the lease
Many student tenants genuinely don’t know what’s expected in a rental. Build in time for educating first-time renters about basics like reporting leaks, using HVAC responsibly, or resetting a tripped breaker [4]. Simple “how-to” guides can prevent unnecessary service calls and reduce avoidable damage.
Include periodic inspections written into the lease (with proper notice) once or twice per semester [5]. These check-ins help you spot issues early, reinforce house rules, and show students you’re engaged and responsive, not just showing up when something goes wrong.
Partner with FAS Management for student-focused leasing support
With the right lease structure and communication strategy, student rentals can be stable, profitable, and far less stressful. If you’d like help refining your student lease, setting up co-signer and screening procedures, or establishing a communication system that works for both you and your tenants, contact FAS Management today. Our team understands the realities of renting to students and can help you protect your property while keeping your units in high demand year after year.
Sources:
- https://rentprep.com/blog/tenant-screening-news/tips-renting-to-students/
- https://jaxontexas.com/how-to-create-a-lease-agreement-for-student-tenants-key-tips-for-landlords/
- Landlord-rules-for-tenants
- https://genuinemanaged.com/library/a-landlords-guide-to-renting-to-college-students/
- https://innago.com/a-quick-guide-for-leasing-to-college-students/
