Published October 2026
When should you start looking for a student house in Exeter for 2027/28?
If you're a first-year or second-year at the University of Exeter, you've probably already heard people talking about next year's house. Exeter's student housing market starts earlier than most university cities, so it's easy to feel rushed. Here's when students actually start looking, what to sort out first, and how the new renting rules change things for 2027/28.
The short answer
The Exeter student housing market for 2027/28 opens from early October 2026, and the busiest time for viewings is from November through to February. You don't need to sign in the first few weeks of term, but you should use the autumn to decide who you'll live with, set a budget and line up a guarantor, so you can move quickly when the right house or flat comes up. But be aware that demand for student houses and flats is high, so the longer you wait, the less choice there will be.
When does the Exeter student housing market open?
In practice, Exeter's student housing market now gets going in early October, as soon as students are back for the new term. The Exeter Students' Guild notes that letting agents look for tenants 10 to 11 months before the tenancy begins. Students often feel pressure to sign for a second-year house in the first term, before they've really got to know the people they'll be living with.
Demand is high because the University of Exeter can't house most students after first year. The university says that, because of limited capacity, most students "need to move out after your first year", so almost every returning student is looking for private student accommodation in Exeter at the same time.
The pressure was even greater for 2026/27, when university halls were fully allocated and some new students struggled to find anywhere to live. You can read more in our article on the Exeter student accommodation shortage.
Because of that extraordinary demand, the 2026/27 first-year cohort is larger than usual, and almost all of them will be looking for private housing for their second year at the same time. We're expecting student homes for 2027/28 to go faster than in previous years as a result, so it's worth getting your housemate, budget and guarantor sorted early.
Should you rush to sign?
No. The Students' Guild's advice is clear: "Do not feel pressured into signing into a contract." Signing too early with people you've only known for a few weeks is one of the most common reasons for house disputes later on. The university's Move Smart campaign gives the same message: take your time, compare your options and make the right choice for you.
Exeter has plenty of student houses and flats, and new properties are listed throughout the year. The homes that tend to go first are at either end of the market: large houses for six or more people, and smaller two-bedroom student flats and houses, which are popular because there are fewer of them and they're much easier to agree on with one housemate.
What's different for 2027/28: the Renters' Rights Act
The Renters' Rights Act changed private renting in England from 1 May 2026. If you're renting a student house or flat (rather than purpose-built student halls) for 2027/28, the key changes are:
- No more large upfront payments. Everyone must sign the tenancy agreement before any rent is paid, and a landlord can take no more than one month's rent between signing and the start of the tenancy.
- No bidding wars. Adverts must show the asking rent, and landlords and agents can't ask for or accept offers above it.
- Rolling tenancies. Most private tenancies are now periodic (rolling) rather than fixed-term. Tenants give two months' notice to leave, and in a joint tenancy one tenant's notice usually ends the tenancy for everyone, so choose your housemates carefully.
- Guarantors are still allowed, so most landlords will still ask for one.
Purpose-built student accommodation signed after 1 May 2026 is treated differently and can still be fixed-term, so always read the contract.
A simple timeline for 2027/28
- October to November: decide who and where. Talk honestly with potential housemates about budget, location and how you like to live. Look at areas such as St David's, St James, the city centre, Pennsylvania and St Leonard's, and check the walk to Streatham Campus or St Luke's.
- November to December: get your paperwork ready. Ask your guarantor now. Have photo ID and your student details to hand for Right to Rent and referencing checks.
- November to February: view and compare. View in person if you can, and see a few homes before deciding. Ask about bills, the deposit, repairs and who manages the property.
- When you've found the one: check the contract. The Students' Guild Advice team can check a tenancy agreement before you sign. Don't pay anything until you've signed and the amount matches the rules above.
- Spring to summer: relax. Once you're signed, there's nothing more to do until you move in, usually from 1 July to 1 August for an Exeter student tenancy.
What to check before you sign
- A current gas safety certificate, an electrical safety report (EICR) and an EPC rating of E or above.
- Your deposit protected in a government-approved tenancy deposit scheme within 30 days.
- Exactly what's included in the rent (wifi, water, energy) and roughly what bills will cost.
- Who you'll call when something breaks, and how quickly repairs are done.
- That the advertised rent is the rent you'll pay, with no extra "admin" or "holding" fees.
Why a 2 bed student flat or house is easier
Finding one housemate you trust is far simpler than agreeing on a group of five or six, especially in your first term. A two-bed student house or flat gives you more space, more privacy, a quieter place to study and fewer people to split chores and bills with. And because it's a joint tenancy for just two of you, there's less risk of the house falling apart if a group changes its plans.
Student house hunting in Exeter: quick answers
When do Exeter students start looking for houses?
The Exeter student housing market opens unusually early. Students and letting agents start looking from early October for the following September, around 10 to 11 months ahead, with the busiest period running from the end of the autumn term into the new year.
Is it too late to find a student house in Exeter in January or February?
No. New properties come onto the market throughout the year, and there is still plenty of choice after Christmas, especially for smaller homes such as two-bedroom flats and houses. It helps to have your housemate, budget and guarantor sorted so you can move quickly when you find the right place.
How much rent can a landlord ask for upfront in 2027/28?
Under the Renters' Rights Act, everyone must sign the tenancy agreement before any rent is paid, and a landlord can take no more than one month's rent between signing and the start of the tenancy. A security deposit is separate and must be protected in a government-approved scheme.
Do I need a guarantor to rent a student house in Exeter?
Most private landlords ask for a UK-based guarantor, usually a parent or relative who owns their home. If you don't have one, the University of Exeter partners with Housing Hand, a guarantor service that many landlords accept.
Looking for a 2 bed student house in Exeter for 2027/28?
We're an independent, owner-managed landlord with 2 bed student houses and flats to rent in Exeter, close to Streatham Campus, St David's station and the city centre. There's no agency, no rent upfront and wifi is included. See our homes or get in touch to arrange a viewing.
Sources: Exeter Students' Guild – When to look; Exeter Students' Guild – How to find a student house which is right for you; University of Exeter – Accommodation after first year; GOV.UK – Private renting is changing; The Exeter Tab – An Exeter student's guide to housing.