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Moving into a student house is exciting, but things don’t always go to plan. Life happens, and you may find yourself needing to leave the tenancy.

It’s not as simple as just telling your landlord you’re moving out. Your tenancy agreement is a legal contract, and you’re responsible for the rent and bills for the length of the agreement. It will also have the information you need about the process of leaving your student house part way through the year. 

Hopefully, you’ll never need to do this. But if you’ve found this article, you might be out of luck and suddenly find yourself frantically searching for someone to take over your tenancy.

Maybe you have to leave uni, or you’ve had a fallout with housemates. Whatever your reasons, don’t take any big jumps before you fully understand what tenancy takeover means. 

Transferring a tenancy agreement to someone else is tricky, because each contract is different. 

In this article, we’ll cover:

What “tenancy takeover” really means and is it right for you? 💭

Tenancy takeover occurs when a new tenant replaces an existing tenant under a tenancy agreement. This is also known as a lease assignment. It could happen at any time during the contract.

A landlord is not legally obliged to allow a tenancy takeover, although they must assess your application, and unless you’ve had a lot of friction with your landlord, a tenancy takeover is a common, reasonable request to make. 

Tenancy takeover vs subletting

Subletting is when a tenant finds someone to replace them, but they act as a middleman between them and the landlord. This means the tenant remains responsible for rent and all other contractual obligations, including cleaning and inventory. 

Every contract is different, but most student landlords don’t allow subletting.

In the case of a tenancy takeover, a tenant is no longer in the contract after the replacement is found and has signed the tenancy agreement. They are free to move on and are not responsible for any rent.

Why would a tenant leave a student house?

Everyone’s circumstances are different, but here are some common reasons why people seek tenancy takeovers:

  • Leaving uni: Perhaps you’re moving to another uni, or the student life isn’t for you. 
  • Housemate fall out: Friends fight, but sometimes it’s time to move on. If you’ve explored every avenue and still can’t make up, then you might need to leave.
  • Financial struggles: If you’re finding it hard to pay rent or bills, speak to your university counsellor about your options before you jump ship.
  • Change in personal circumstances: Life happens. If you’re moving home or somewhere else partway through the tenancy, you’ll need to find a replacement tenant.

Check your lease and talk to your landlord 📞

All of the advice in this article is based on typical examples, but you should check your tenancy agreement to see if it covers lease assignment. 

Look for phrases such as “assignment”, “subletting”, “early termination”, “replacement tenant”, and “break clause.” These will help you understand your rights and obligations.

In most UK-assured shorthold tenancies (e.g., student leases), there is no automatic right to assign a lease, which means it is almost always at the landlord’s discretion.

However, a landlord cannot "unreasonably withhold" consent; they can, however, set reasonable conditions (e.g., the new tenant must pass referencing).

In simple terms, landlords have final say over a tenancy takeover. 

How to start a tenancy takeover

Here are the initial steps for a tenancy takeover or lease reassignment:

  • Inform your housemates of your intention to leave.
  • Formally request permission from the landlord or letting agent in writing (e.g. via email or printed letter).
  • Get clear guidance on who is responsible for finding a new tenant– typically, this is your responsibility (the leaving tenant).
  • Find out if there are any necessary checks for a new tenant, e.g. credit checks.

How to ask your landlord for a tenancy takeover for your student house

Here’s a simple email template you can use to request permission:

Subject: Request to Discuss Ending Tenancy Early

Hi [Landlord Name],

I’m writing to let you know that I would like to leave my tenancy at [property address]. 

I understand I’m still within the fixed term, so I wanted to ask what options are available for ending the tenancy early.

If needed, I’m happy to help find a suitable replacement tenant and follow any steps required under the tenancy agreement. Please let me know how you’d like to proceed.

Thank you,

[Your Name]

[Contact Number]

How to find the right tenant to replace you in your student house 🔎

It’s usually your responsibility as the tenant to find a suitable replacement for your lease.

But you can’t just choose anyone. Check your tenancy agreement to see if all tenants must be students before you advertise elsewhere. 

Even if the landlord allows a non-student to move into the property, they will now have to pay council tax (usually with a 25% discount for a single tenant).

Ask your housemates to help find someone; it’s much easier if the new tenant is already someone in your social circles. If you can’t find anyone through word of mouth, post the room on relevant portals, such as:

  • SpareRoom.
  • OpenRent.
  • On local Facebook groups for cities like "Tenancy Takeover London" or "Manchester".
  • Another, potentially risky option, is asking local student social media accounts for help advertising your room. 
    • This broadens your audience, but also increases the risk of time wasters!

In the room advert, you should include:

  • High-quality photos
  • Clear details on rent, bills, and deposit amount.
  • The exact move-in date and remaining contract length.
  • Any specific requirements from the landlord (e.g., "students only," "professionals only," "no pets").

You might be in a hurry to find someone, but that doesn’t mean you should rush the vetting process. Make sure to find someone who meets all the criteria and fits right in with your housemates.

Found someone? Here’s what they will need to provide:

  • Proof of student status or employment
  • Potential guarantor information
  • Readiness to undergo formal referencing

Then you can pass this information on to the landlord in the same email chain as before. Copy the new prospective tenant on all emails and keep them all saved in a safe location. 

The landlord will then carry out the relevant checks. They always have the right to refuse, but if you find a suitable tenant, then they’re more likely to allow the reassignment.

The financial stuff: fees, rent liability, and the tenancy deposit 💷

Here’s everything you need to know about the money side of your student tenancy:

Admin fees: 

Under the Tenant Fees Act 2019 (England), landlords/agents can charge a fee for changing a tenancy, but it's capped at £50 (or reasonable costs if higher, which they must prove). You, as the outgoing tenant, will need to pay this.

Rent liability:

You, the original tenant, are 100% liable for the rent until the new tenancy agreement or deed of assignment is signed.

The tenancy deposit:

You paid a deposit when you moved in, so you’re right in wondering what might happen to it if you move on. There are two common scenarios:

  1. Landlord-Managed (Safest): The landlord refunds you (the outgoing tenant) your deposit (after any deductions) and takes a new deposit from the new tenant. This is the cleanest and most secure method.
  2. Tenant-to-Tenant "Buyout" (Riskier): The new tenant pays the outgoing tenant their share of the deposit directly.

The first is the most secure method, so try to get your landlord to sort that for you if possible. 

The “buy-out” method is very risky, as you’re still liable for any damages found at the end of the tenancy. 

The bills:

If you have any bills separate from your tenancy, e.g., utilities, broadband, etc., you will need to transfer them into the new tenant’s name, and they will need to set up their own direct debits.

For students using a Fused all-in-one bills package, you can transfer your part of the bills package too! The new tenant needs to create their account and upload the new tenancy agreement to confirm the switch. 

Essential paperwork to finalise the takeover 📝

You’re legally responsible for the rent until the new tenant signs. No verbal or even written agreement, e.g., an email, can overrule that.

In a student tenant reassignment, there are two main forms of formal paperwork:

  1. A new tenancy agreement: The landlord ends the original tenancy (often via a "Deed of Surrender") and enters into a brand-new AST with the new tenant (and any remaining tenants). This is often the simplest option for everyone. 
  2. A deed of assignment: This is a more formal legal document that transfers the existing tenancy from the old tenant to the new one. The new tenant "steps into the shoes" of the old tenant.

Important: You (the outgoing tenant) have to get a document signed by the landlord that explicitly releases you from all future liabilities under the tenancy. This is the "closing the deal" step.

How to spot red flags and avoid tenancy takeover scams 🚩

This is probably your first time trying to leave a formal tenancy agreement and it can be quite stressful. You probably weren’t expecting things to go this way and you’re likely worried about what happens next, which makes it easy to overlook problems that can crop up during the process.

Try not to worry too much. It might feel like a big, serious issue right now, but lots of people have successfully left tenancy agreements and gone on to happier living situations. 

Even though it’s hard, you need to keep your eyes on the ball when you’re going through this process. Here are some common red flags to watch out for: 

  • 🚩A potential tenant who offers to pay more than the rent.
  • 🚩Someone who sends a "cheque" for the deposit and rent that is over the required amount, asking for a refund of the difference (this is a classic fake cheque scam).
  • 🚩Someone who won’t speak on the phone, via video call, or in person.
  • 🚩Someone who won’t confirm their intentions in writing.

Moving into an ongoing tenancy as a new tenant? Here are some common scams to watch out for:

  • The "phantom landlord/tenant": The person advertising the room doesn't live there, takes a deposit, and disappears.
  • Being asked to pay a deposit privately to the outgoing tenant without ever speaking to the official landlord or agent.
  • Pressure to act immediately or pay in cash.
  • Unwillingness to involve the landlord or letting agent.
  • The "landlord" is "out of the country" and can't meet.

You have to trust your gut. If anything feels strange or unusual about the process, don’t take the risk. 

Here’s one golden rule to remember: Never exchange any money (especially a deposit) without a signed contract and direct confirmation from the official landlord or letting agency.

The final handover 🤝

Nobody likes goodbyes, but now that the hellish admin is over, you can focus on the future.

Here is a final checklist before you leave the student house one last time:

  • Take final meter readings (gas, electric, water) and submit them to the landlord and your housemates with photos. This makes it very clear when your liability ends and helps minimise the chances of any disputes.
  • Take detailed photos/videos of the room's condition to protect against future deposit disputes.
  • Tell your bills providers you’ve moved out. This might take a while if you have multiple services set up. If you’re with Fused, this will be easy, and you can do this on Your Account.
  • Officially hand over the keys– ideally to the landlord/agent, and they will organise the handover with the tenant.

Stress-free student bills

Leaving a student house can feel like a lot to juggle… paperwork, new tenants, deposits, bills, and everything in between. But once you’ve followed the steps, found the right replacement, and handed over the keys, you can finally take a breath and move forward.

And when it comes to bills in your next place, make life easier for yourself. Instead of splitting six different direct debits, chasing housemates for money, or dealing with surprise charges, you can set everything up in one go with a single provider like Fused. 

One monthly direct debit payment each, all bills split equally.

If you want a smoother start in your next student house, check out Fused’s all-in-one bills packages and sort it all in minutes.