Charley Lincoln, Northampton Socialist Party and Socialist Students

Student rents have risen more than inflation. Student loans have not. There is a massive gap. The average monthly rent for a student in 2024 is £689.43, 16.5% higher than the year before. In London the average is a whopping £1,032 a month. A student getting the maximum maintenance loan and living away from parents outside of London can borrow £10,227 a year, £852 a month.

No wonder 69% of students now work alongside their studies, according to the National Union of Students. The negative impact is not limited to academic achievement but also health and social outcomes. 78% of students surveyed say they are suffering ‘significant stress’ over money.

Most students with more wealthy parents willing and able to pay don’t face the same stress. Increasingly, access to higher education is becoming the privilege of a wealthy few, deepening economic inequality as working-class and poorer young people are forced to forego education and take low-paid jobs with little chance of long-term progression.

Socialist Students fights for free, fully funded education for all. Rather than being saddled with a lifetime of debt, student loans should be replaced by living grants that rise with the cost of living.

Students are a ‘captive market’ for landlords – be it the university itself, private halls or private renting. All know the level of student maintenance loans, and all hike rents to maximise income. Student housing has become even more competitive than the housing market in general.

University halls

Around one in five students live in university-owned halls of residence. Increasingly, access to this is limited to first-years, postgraduates and international students. These three groups typically bring in the most cash and unis are motivated to get students enrolled (and paying fees) with as few hurdles as possible.

Halls typically have very limited provisions for students who have families, or for disabled students. Often when attempts are made to accommodate disabled students, it is not as thought-through. There are problems such as push-door buttons on one side only, or even behind non-accessible internal doors in the way of the accessible one, or needing an able-bodied person to place a ramp down.

Licensing for halls is viewed in the same way as for residential homes. Each room is treated as an individual dwelling, instead of looking at the whole building. Therefore halls do not have to meet the same fire safety standards as other high-rise residential buildings. In England, more than one residential hall has been found to use the same flammable cladding as Grenfell.

• End rip-off rents – give students and university workers democratic control over rent levels, maintenance and repairs

• Invest to provide high-quality, safe, and accessible accommodation, including to meet the specific needs of disabled students, and those with families

Private halls

Building private student halls is big business. The largest provider, Unite Housing, is listed on the FTSE 100 biggest companies on the London Stock Exchange. Unlike traditional housing, when halls of residence are sold, they are sold as a whole building, not as individual flats. Since 2013, the ‘block’ selling of student halls has increased.

That marked the start of a student accommodation investment boom, and led national and international investors to build new property portfolios. As investors sought to consolidate scale and drive down operational costs, England has seen levels of investment steadily at around £3.2 billion a year. The selling of IQ student accommodation company to Blackstone in 2020 was for £4.7 billion, which is the highest seen in England so far.

Investment isn’t planned to meet the needs of students. Instead, private hall owners invest in what they think will be profitable.

It’s also worth mentioning that this building type is difficult to repurpose when it needs to be sold (normally due to oversupply). The standardised nature of typical purpose-built halls, along with small room size, makes changes to residential use difficult.

Some cities have attempted to use the rise of co-living integration in the workplace, living environment, and social space as a product for students and young professionals. Still, reports of negative experiences living in this set-up are rampant. People have felt unsafe and forgotten.

Socialist Party member Marcelin shared her experience of a co-living accommodation: “The entrance to the building did not lock even when pushed closed; it was on the street with heavy footfall. Random non-residents would let themselves in, and there have been issues that led to police turning up. The property was meant to be pet-free, but one neighbour had six dogs that would be allowed to roam unsupervised in the hallways.” When both issues were raised, she was told nothing could be done. Previously, she had lived in halls and a shared house, but was priced out.

Student accommodation does not have to comply with affordable housing requirements. At the same time, any housed student can count towards meeting a local authority’s housing targets. In other words, each rented bedroom can be counted as a single home, misrepresenting reality. This means councils can claim they are tackling homelessness while not actually taking action, and instead exploiting students.

• Stringent council licensing of student housing providers, with the direct democratic involvement of students

• For democratic rent controls, quality and safety standards in-line with university-owned halls

Private-rented accommodation

Second-years and beyond are largely left to fend for themselves securing housing on the private market in competition with groups of other students. Landlords and agents exploit the shortage of housing (and using fearmongering about scarcity too) to charge maximum rents and get contracts signed months in advance. To maximise income, bedrooms are crammed into homes designed for a single family.

Similar to the boom of landlords looking to profit through Airbnb in tourist hotspots, in student areas landlords buy up family homes to convert into student accommodation, further reducing the supply of available housing for families, this drives up the cost of rent for everyone.

Housing contracts for students are not fit for purpose. They often do not provide year-round accommodation, assuming you have a family that can support you during the holidays. They are also not flexible enough to account for the realities of student life. If a student has to drop out, they will no longer have the student loan to pay rent, putting themselves and often their housemates at risk due to them being locked into their contract.

Invasive landlords often take advantage of the inexperience of student tenants, often turning up un-announced for inspections, maintenance and property viewings for the next tenants. This creates a lack of privacy as well as emphasising how replaceable tenants are.

The requirement for guarantors and security deposits, often on a yearly basis, assumes again that the student has a family that is able to provide this support, excluding poorer students from a working-class background from this kind of housing, as well as excluding those with complicated home lives. Students often lose hundreds of pounds every year to landlords manufacturing reasons to take security deposits.

• Compulsory licensing for all landlords, including subject to quality and safety inspection from local council authorities and student representatives, and to end security deposit theft

• Democratic rent controls for all rental properties, student or otherwise

• Access to secure tenancies, including flexibility that accounts for student term dates and other issues. Include Student Finance England as guarantor for students excluded or forced to leave courses early

• A programme of mass council house building to meet the needs of all

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Damp, mould and rip-off rents

Frankie Sell, Southampton Socialist Students

From the extortionate rates charged by both university and private student halls to omnipresent mould and botched renovations, it feels as if the crisis of student housing is inescapable.

Student halls in particular can cause tremendous headaches as many students’ first experience of living away from home. For instance, in my first year I lived in the cheapest ensuite room stocked with just a single bed and desk. This now costs £6,646.92 for a 41-week contract (an increase of about £500 since 2022). When you consider that the maximum student loan is just £9,672.00 per year, this leaves students with just £250 per month after rent.

This is clearly unsustainable. Like many students, I opted for cheaper student housing with a private landlord going into my second year; however this came with its own problems. The only bathroom and shower I had access to was a converted storage closet under the stairs, it was barely large enough to stand in and had constant issues with damp and mould that were never dealt with. The ceiling in the living room would occasionally start pouring water. The landlords attempted (unsuccessfully) to fix this problem but eventually gave up trying towards the end of the tenancy.

Then, the following year, there were large cracks in the walls (an external consultant informed me these were likely caused by structural damage) which took over three months to repair. There is also heavy staining in the carpets and walls, which have still been largely ignored four months into the tenancy.

Unsurprisingly to any students reading this, these examples are common in the industry of student housing, and are by no means the worst that I have heard in my time as a student.

Why should students be paying more than 50% of their income on rents? Rents should be capped, and maintenance standards regulated, including with maximum time frames for repairs.