A house viewing is your only real opportunity to assess a property before signing a contract that will bind you to it for nine to twelve months. Most students approach viewings too casually, focusing on first impressions rather than the practical details that determine whether the house is liveable, safe, and fairly priced.
This room-by-room guide tells you exactly what to check, what questions to ask, and what to do after the viewing before you commit.
Before You Go: Preparation That Takes Ten Minutes
Look up the address on Google Street View to assess the street, proximity to buses or the underground, and the building's exterior condition from a distance. Search the property's postcode on the TrustMark website to check whether any safety certifications or registered work has been submitted.
Check the rental price against comparable properties on the same street using Rightmove's sold prices and rental listings. If the advertised rent is significantly above the neighborhood average, ask the landlord why before the viewing rather than after.
Write down your non-negotiables. If you need a double bed, enough desk space to study, or specific broadband speed, write it down. It is easy to get distracted during a viewing and forget to check the things that matter most.
The Kitchen: The Most Important Shared Room
The kitchen condition tells you more about how a house has been managed than any other room. Check the following specifically.
Is the oven clean and in working order? Turn a hob on. Check that all burners light. Open the oven. A landlord who did not clean the oven before a viewing will not be responsive about maintenance after you move in.
Is the fridge and freezer large enough for the number of tenants? A small under-counter fridge shared by five people is not workable. Measure with your eye; if it looks too small, it probably is.
Is there enough storage for each tenant's food and kitchenware? Open every cupboard. In older student houses, storage space is frequently inadequate for the number of people the house is advertised for.
Is there extractor ventilation above the hob? Check that it works. Poor kitchen ventilation causes damp.
The Bathrooms: What to Look for
Inspect the grout around the shower and bath. Black mold in the grout is a sign of chronic dampness and inadequate ventilation. Ask the landlord when the bathroom was last refurbished.
Run the shower to check water pressure and how long it takes to heat. In older houses with combi boilers, the hot water may be limited during morning peak hours across multiple users.
Check the toilet flush, the basin taps, and the extractor fan. A non-functioning extractor fan in a bathroom is a building maintenance issue, not a cosmetic one; it will cause dampness.
The Bedrooms: What Actually Matters for Daily Living
Sit in the desk chair and look at the desk space with fresh eyes. Will your laptop, monitor (if you use one), and textbooks fit comfortably? Student desks in older properties are frequently too small for postgraduate-level study.
Open the wardrobe. Is there hanging space and shelf space that works for a full year's worth of clothing?
Look at the window. Does natural light reach the desk? North-facing bedrooms with a single small window are significantly harder to study in during UK winter months.
Check the radiator. Turn it on if possible, or ask the landlord to turn the heating on during the viewing. Feel whether the room warms up within fifteen minutes. A room that stays cold with the radiator on has an insulation or heating system problem.
The Whole House: Structural and Safety Checks
Damp and mold. Check ceiling corners in every room, the area around window frames, and the space behind any furniture pushed against exterior walls. A small mold patch that a landlord dismisses as "just surface" is often a symptom of a structural damp problem.
Doors and locks. Test the front door, back door, and all ground-floor window locks. In the UK, a front door should have a five-lever mortice lock (or equivalent) to meet home insurance requirements.
Smoke and carbon monoxide alarms. There must be at least one smoke alarm on each floor and a carbon monoxide alarm in any room with a solid fuel appliance. Ask where they are. If they are not present, this is a landlord obligation under the Smoke and Carbon Monoxide Alarm (England) Regulations.
Boiler. Ask when the boiler was last serviced. The landlord should have a current gas safety certificate — ask to see it. A boiler that is more than fifteen years old without recent servicing is a risk for winter breakdowns.
Questions to Ask the Landlord During the Viewing
- How long is the contract term and what is the notice period for leaving early
- What is the deposit amount and which government-approved scheme is it held in?
- Are bills included or excluded, and if excluded, who sets up the utility accounts?
- Is the property covered by landlord insurance? What is the process for reporting and getting repairs done?
After the Viewing: What to Do Before Signing
Compare at least two or three properties before committing. Take photos during every viewing, particularly of any existing damage, stains, or marks so you have a pre-tenancy record. If you are happy with the property, request a draft tenancy agreement and read it fully before signing. Do not pay any money before the agreement is signed.
Frequently Asked Questions
What are the most important things to check when viewing a student house in the UK?
Kitchen condition and size, bathroom ventilation and damp signs, bedroom desk and wardrobe space, heating and radiator function, all door and window locks, smoke and carbon monoxide alarms, and the boiler service date and gas safety certificate.
Should I check for damp during a student house viewing?
Absolutely. Damp is one of the most common problems in older UK student rental properties and one of the costliest to live with; it affects air quality, clothing, and study comfort. Check ceiling corners, window frames, and behind furniture on exterior walls.
What legal documents should a landlord show during a viewing?
A current gas safety certificate (issued within the last 12 months) and an Energy Performance Certificate (EPC). The EPC must have a rating of at least E to be legally let in England. Ask for these at or before the viewing; a landlord who cannot produce them is not compliant.
Can I negotiate rent after a viewing?
Yes. Particularly if the property has been listed for more than two weeks, the landlord may be open to a small reduction. Offering a longer tenancy term or early rent payment is often more persuasive than a direct price negotiation.
What should I photograph during a student house viewing?
Photograph any existing marks, stains, chips, or damage in every room. Take photos of the kitchen appliance condition, the bathroom grout, the boiler and its service label, and the exterior of the building. These photos form your pre-tenancy record and protect your deposit when you leave.
Post-Viewing Checklist Before You Sign
Confirm the deposit amount is legally capped for the property's weekly rent. Verify the deposit protection scheme details in writing. Request and fully read the tenancy agreement. Confirm all verbal promises from the landlord are included in the written agreement. Then, and only then, sign.