Landlords are being warned that HMO licensing will place the onus on them to prevent student properties descending into ‘Young Ones’ condition.

Local authorities will have powers to force landlords and letting agents to sort out problem tenants in a speedy and professional manner, said NAEA chief executive Peter Bolton King.

Problems arising from student lets regularly reported to NAEA members include poorly maintained gardens, cycles left strewn across pavements, rubbish spilling from bins, and noise. However, good landlords and letting agents will already have procedures in place for dealing with such problems. These could include providing bike racks and gardeners, and visiting noisy tenants, day or night, to make them aware of any discomfort they are causing to their neighbours.

'Many problems with student lets arise simply because it’s the tenant’s first time living away from home. With a bit of extra effort from the letting agent, many of these potential problems can be averted’, said King.

NAEA suggests that in the case of student lets, agents and landlords should obtain parental guarantees – most parents do not want a complaint against their child and their involvement can often be the most effective way of nipping problems in the bud.

Landlords and agents should meet all tenants who will be living in the property, not just one or two. They should give the students guidance on what is expected of those living in property owned by other people, and show them how to lock up their particular home.

The mandatory licensing of HMOs is being introduced to ensure that properties let to more than one household at a time are being properly managed and maintained. Households that will fall into this group include, for example, all houses rented by five or more unrelated persons who share a kitchen and bathroom in a property which has three or more storeys: a typical student home.

Licensing due to come into effect on 1 April 2006, bringing with it the requirement for a ‘fit and proper person’ to have full responsibility for the management of such properties. This means that a single person or letting agent will be responsible for the property and, therefore, the behaviour of those in residence.