June marks the start of one of the busiest checkout periods of the year, when student properties across England and Wales reach the end of their academic-year tenancies within a short space of time.

At I Am The Agent, we see the full picture every year from smooth, well-prepared checkouts to more complex disputes where expectations haven’t quite aligned. While the majority of tenancies end without issue, a small number still progress into deposit deductions or disputes that could often have been avoided with clearer preparation.

In this article, we look at what typically happens at the end of a student tenancy, the key risks landlords should be aware of in 2026, and how to make the transition between tenancies as smooth as possible.

The biggest change this summer: the Renters’ Rights Act

This year’s student move-out period is the first under the Renters’ Rights Act 2026, which came into force on 1 May 2026.

One of the most significant changes for student landlords is the removal of fixed-term assured shorthold tenancies. Instead, all private residential tenancies now operate as assured periodic tenancies, meaning they roll on a monthly basis rather than ending automatically at the close of an academic year.

For student landlords, this change is particularly important. Where previously a tenancy would simply expire in June or July, landlords must now ensure the correct legal process is followed if possession is required for the next academic intake.

The relevant mechanism is Ground 4A, the student-specific possession ground introduced under the Act. This allows landlords to regain possession where:

• All tenants are full-time students, and
• The property is intended to be re-let to students for the following academic year

However, Ground 4A must be served correctly and with appropriate notice. Any errors in the notice process may result in delays or a refusal of possession.

It is also important to note that Section 21 has been abolished, meaning there is no longer a “no-fault” route to regain possession at the end of a tenancy.

Landlords who are unsure about their obligations should seek legal advice to ensure compliance with the new framework.

What we see most often in student end-of-tenancy disputes

While legislation changes, the reasons for disputes remain largely consistent year after year. Understanding these in advance is key to avoiding unnecessary delays and deductions.

Cleaning remains the number one issue

Cleaning disputes are still the most common cause of disagreement at checkout.

The key principle is consistency: the property must be returned in the same standard as it was provided at the start of the tenancy. If the property was professionally cleaned at the outset, a similar standard can reasonably be expected at checkout but only where evidence of that standard exists.

Without a clear check-in record, claims for professional cleaning are often reduced or rejected.

Shared areas and responsibility

In joint student tenancies, all tenants are typically jointly and severally liable for shared areas such as kitchens, bathrooms, hallways, and living spaces.

This means damage in communal areas can be claimed from the deposit as a whole, even if the specific individual responsible cannot be identified.

However, successful claims rely heavily on evidence:

• Detailed check-in photographs
• Clear checkout comparisons
• Proper documentation of condition changes

Shared spaces are consistently one of the most disputed areas simply because they are often under-documented.

Garden condition at checkout

Gardens are another frequent source of disagreement.

What matters most is:

• Whether garden maintenance responsibilities were clearly stated in the tenancy agreement
• Whether the garden was documented at check-in
• Whether the condition at checkout reflects reasonable seasonal growth versus neglect

Normal growth over a tenancy period is expected. However, lack of upkeep or visible neglect where responsibility was assigned may justify deductions.

Redecoration claims

Full redecoration claims after a single academic year are often challenged.

In general, decoration has a reasonable lifespan of several years, and fair wear and tear is expected particularly in multi-occupancy student properties.

Claims are more likely to succeed where:

• There is clear, evidenced damage beyond normal wear
• Specific areas are identified rather than general redecoration being requested
• Photographic evidence supports the claim

General repainting without clear justification is unlikely to be upheld in full.

Three things that make the biggest difference

Across thousands of student checkouts, the same three factors consistently determine outcomes:

1. Strong check-in evidence
A detailed, photographic inventory covering every room and external area is essential. This sets the baseline for any future comparison.

2. Structured checkout process
Where possible, conducting checkouts with tenants present significantly reduces disputes, as issues can be agreed in real time.

3. Clear, itemised communication
Any proposed deductions should be fully itemised, clearly explained, and supported by evidence. Lack of clarity is one of the biggest drivers of disputes.

Final thoughts

The end of the academic year does not need to be a difficult period for landlords.

With the right preparation, clear documentation, and consistent communication, most student tenancies can be concluded smoothly without dispute.

At I Am The Agent, we continue to support landlords through every stage of the tenancy journey from marketing and compliance through to end-of-tenancy management helping to reduce friction and improve outcomes for both landlords and tenants.

If you would like help managing your property, preparing for checkout, or advertising your next academic-year tenancy, I Am The Agent can support you with fixed-fee, transparent packages designed to give you full control without hidden commission costs.

👉 Get in touch today to list your property or speak to our team about landlord services.