15 Questions to Ask Before Booking (That Most Students Forget)
You're about to sign a contract worth £5,000-15,000.
Most students spend more time researching which phone to buy. Then they wonder why they end up with deposit disputes, hidden fees, and maintenance nightmares.
These are the questions I wish someone had given me. Print this out. Ask every single one.
The Money Questions
1. "What EXACTLY is included in the rent?"
Not "bills included." Specifically:
- Electricity? (Any usage cap?)
- Gas?
- Water?
- WiFi? (What speed?)
- Contents insurance?
Get this in writing. "Bills included" means different things to different providers.
2. "Is there a utility cap?"
Some "all-inclusive" deals have usage limits. Go over, and you pay extra.
Ask: "Is there any circumstance where I'd pay more than the quoted rent?"
3. "What's the deposit amount and how is it protected?"
By law, deposits must be in a government-approved scheme (DPS, MyDeposits, or TDS).
Red flag: If they can't tell you which scheme, something's wrong.
4. "What other fees are there?"
Things that might not be in the headline price:
- Admin/booking fee
- Check-out cleaning fee
- Inventory check fee
- Key replacement fee
Ask: "Can you give me a complete breakdown of all possible charges?"
5. "What's the cancellation policy?"
This matters more than you think. What if:
- Your visa is delayed?
- You don't get your grades?
- Your plans change?
Specifically ask: "What happens if I need to cancel before moving in?" and "What happens if I need to leave during the tenancy?"
The Contract Questions
6. "What's the exact contract length?"
40 weeks? 44 weeks? 51 weeks?
A 51-week contract costs you an extra 11 weeks of rent compared to 40 weeks. That's easily £800-1,500 extra.
7. "What's the notice period?"
Can you leave early? Under what circumstances? What do you forfeit?
Most student contracts are fixed-term with no break clause. Know this going in.
8. "Do I need a UK guarantor?"
If you're international or your parents aren't UK-based, this matters.
Ask: "What are my options if I don't have a UK guarantor?"
The Practical Questions
9. "What's the actual WiFi speed?"
"WiFi included" could mean 10Mbps shared between 200 students or dedicated gigabit.
Ask: "What's the advertised speed and what do residents typically get?"
10. "How does maintenance work?"
Ask specifically:
- How do I report an issue?
- What's the typical response time?
- What counts as an "emergency" (same-day response)?
- Is there 24/7 support?
11. "What security is there?"
Options vary wildly:
- 24/7 on-site staff
- CCTV but no staff
- Secure entry but nothing else
- Basically nothing
Know what you're getting.
12. "What's the laundry situation?"
- In-room washing machine? (Rare but exists)
- On-site paid machines? (How much per wash?)
- Nothing on-site? (Factor in launderette costs)
£3 per wash, twice a week, for 51 weeks = £306. Not nothing.
The "Show Me" Questions
13. "Can I see the ACTUAL room I'd be living in?"
Not "a similar room." Not "the show flat." The actual room.
If they can't show you the exact room, ask why. Sometimes it's legitimate (current tenant). Sometimes it's not.
14. "Can I speak to a current resident?"
Good providers are confident enough to let you. Bad ones make excuses.
If they say no: That tells you something.
15. "What are the most common complaints from residents?"
A good manager will be honest: "Heating takes a while to warm up in old buildings" or "The lifts can be slow at busy times."
A bad manager will say "We don't get complaints." That's a lie.
The Questions They'll Hate
These will make them uncomfortable. Ask anyway.
"What's your Trustpilot rating and how do you respond to negative reviews?"
Forces them to acknowledge issues exist.
"How quickly do you typically return deposits in full?"
If they hesitate or give vague answers, that's your answer.
"What happened during the last major issue (COVID/flooding/heating failure)?"
Past behavior predicts future behavior.
Reading the Answers
Good signs:
- Specific, detailed answers
- Willingness to put things in writing
- Transparency about limitations
- Offering to show you things
Bad signs:
- Vague responses
- Pressure to "decide now"
- Unwillingness to put things in writing
- "Trust me, it'll be fine"
- Getting defensive about reasonable questions
The 5-Minute Contract Check
Before signing, verify:
- [ ] Contract length matches what was quoted
- [ ] Rent amount matches the quote
- [ ] Bills included/excluded is clear
- [ ] Deposit amount and protection scheme stated
- [ ] Cancellation terms are clear
- [ ] Notice period is stated
- [ ] Guarantor requirements match discussion
- [ ] Your name and address are correct (sounds obvious, but check)
My Final Thought
You're not being "difficult" by asking questions. You're being smart.
Good providers welcome scrutiny. Bad providers rely on students being too embarrassed to ask.
Ask everything. Get it in writing. Protect yourself.
Save this page. Reference it before every booking.