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What to Know Before Giving Student Rentals the Old College Try

Thinking of investing in real estate in a college town? Having a constant influx of renters each year is a boon for landlords, but there are many other factors to consider when renting to Gen Z tenants, many of whom are living on their own for the first time.

If you take the time to set appropriate expectations for your landlord-tenant relationship, price your rentals appropriately, and protect your assets, renting to students could be an A+ experience for everyone involved.

Here are six things to consider:

1. Safety First
Rutgers University’s flagship campus in New Brunswick, N.J. is divided into five campuses spanning both sides of the Raritan River. The Big Ten school boasts approximately 43,000 students, with 10,000 to 12,000 of them living off campus.

The Off-Campus Living and Community Partnerships office at Rutgers serves as an important resource for students searching for housing beyond the residence halls. When it comes to priorities in off-campus student housing, there’s one feature at the top of the must-have list.

“We look for safety first,” says Barbara Blackwell, the office’s program coordinator. Students living off campus are given a safety kit with a light timer and window and door alarms to ward off intruders. Landlords should ensure that windows and door locks are in proper working order so that students—and their parents—can rest assured they are safe coming to and from their homes.

2. Prepare for Parent Interaction
When renting to college students, it’s no surprise that parents or other family members are in on the transaction. Many parents will co-sign leases for their children, giving landlords some reassurance rent will be paid each month. However, many family members will likely be involved after the lease is signed, too.

“A downside to renting to college students is that many parents think their students can do no wrong,” says Andrew Helling, a Nebraska-licensed real estate agent and the owner of REthority.com, an online resource for real estate professionals and their clients.

Helling has learned some expensive lessons in dealing with renters’ parents in the past. For example, he once had tenants turn off the thermostat in the house before leaving for the holidays. When he tried to hold them liable for the resulting damage, the parents fought back, arguing there should have been a placard next to the thermostat warning tenants not to turn it off in the winter.

“I’ve found that more often than not, college students are respectful and willing to work with you,” Helling says, though he notes that respect is a two-way street. “Let some things slide, but don’t get complacent,” he advises. Helling encourages investors to take some time to go over expectations with their student tenants and their family members.

3. Protect Your Property
Property and homeowner’s insurance are necessities for any real estate investment, but when college students are your tenants, you’re going to need some extra coverage.

“My insurance policy is not having anything worth insuring,” says Leif Kristjansen, a real estate investor in Toronto, Canada. While families and young professionals may seek higher-end appliances and updated finishes in a rental, college students are primarily looking for things to be in working order, explains Kristjansen. In other words, there’s no need for big-ticket items like an expensive Sub-Zero refrigerator.

With multiple roommates and more frequent tenant turnover, its much more common in student housing for things to inevitably break or fall into disrepair, according to Kristjansen.

“Your tolerance for things going wrong has to be higher,” he says.

4. Invest Close to Campus
If you were renting to young professionals or families, you’d want to invest in properties close to shopping, entertainment, recreation, and a host of other attractions. When you are renting to college students, there’s really only one thing you have to worry about in regard to location: the college or university itself.

An investment property within walking distance of campus is ideal, but you should at least aim for proximity to a public transit station or school shuttle bus line. “This is a [high priority] for students, as it reduces their need for a vehicle,” says Helling.

5. Get Ready for High Turnover
While there is a steady flow of tenants in college towns (and don’t forget that faculty and staff are looking for local housing as well), investors should prepare for a high turnover—including tenant switches and sublets throughout the year.

Helling says his average college rental houses five students, three of which get replaced by new students from semester to semester. With each new tenant comes a new screening process and a pile of paperwork, not to mention changes to the lease.

6. Price Your Rentals Right
It can be challenging to price student rentals when tenants are at the mercy of limited incomes and housing allowances from financial aid packages.

While it does vary by market, Helling has landed on a good rental formula, which is $300 to $400 per room. “A typical student home will be a lightly-renovated four- or five-bedroom home built in the early 1900s,” he says. His monthly rentals are between $1,500 and $2,000, depending on proximity to campus, transportation, and other desirable locations and amenities.

Kristjansen takes comparable properties in the area into account and makes sure his unit is priced above the bottom rental to ensure he makes a profit. In his area, rental rates per person are reasonable. “Each person pays way less than a single bedroom apartment so everyone [is] happy,” he says.
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