A Landlord’s Guide to Renting to UW Students

By Owen Conrad | Adapted for UW Universe

Owning property near the University of Washington can be a smart long-term investment. With a continuous cycle of incoming and outgoing students, there’s always a need for reliable off-campus housing. But renting to college students — especially those living on their own for the first time — comes with its own set of challenges.

At UW Universe, we help landlords and property owners successfully connect with UW students looking for housing around Seattle. Here’s how you can do the same — while reducing stress, avoiding common pitfalls, and making your rental business more efficient.

Meet the Modern UW Student

It’s no longer accurate to assume all college renters are 18-year-olds fresh out of high school. In fact, most students today fall into the “non-traditional” category. That might mean they:

• Are financially independent

• Are 30+ years old

• Are raising children

• Attend part-time

• Returned to school after time off

That’s great news for landlords. Many of today’s UW students have stable incomes and a rental history, making them more reliable tenants. That said, you’ll still encounter first-time renters — so it’s important to establish clear expectations from the start.

As seasoned landlord Carol Walbye puts it:

“Set expectations early. Don’t assume students know what’s common sense in rental living. Be proactive with check-ins, communicate clearly, and teach them how to respect the space.”

5 Key Tips for Renting to UW Students

Once you’ve ensured your property meets all Seattle rental laws and zoning regulations — and any relevant UW housing policies — these tips can help you find great student renters and build a smooth operation.

1. Post Listings Where UW Students Actually Look

Students do nearly everything online — from class registration to ordering coffee. Housing is no exception.

While traditional platforms like Craigslist and Zillow still get traffic, UW Universe is designed specifically for UW students searching for off-campus rentals. Listing here means reaching your exact target audience.

When creating your listing:

• Use high-quality photos

• Highlight features like distance to campus, bus stops, study areas, and laundry

• Be clear about rent, utilities, pet policies, and move-in dates

2. Use a Standardized Tenant Screening Process

Tenant screening helps you avoid surprises. Even in a fast-paced student rental market, a consistent process is key. Screen for:

• Income and employment (if applicable)

• Credit history

• Rental references

• Background checks

• Prior evictions

Some student applicants may lack rental or credit history. That’s where the next strategy comes in handy.

UW rental owner Rachel Tolmachoff shares a critical lesson:

“I’ll delegate maintenance — but never tenant screening. If a bad tenant slips through, the consequences are on you, not your property manager.”

3. Charge a Security Deposit or Move-In Fee

Student rentals may come with more wear and tear — whether from frequent moves, social gatherings, or simple inexperience. A security deposit or non-refundable move-in fee offers financial protection in case of property damage.

Here’s a quick breakdown:

• Use security deposits for longer-term or higher-value rentals

• Use move-in fees for short-term stays or lower-rent units

• Some landlords use both, especially in high-turnover areas like the U-District

Make sure your lease clearly explains what’s refundable, how damage is assessed, and when deductions may apply.

4. Require a Co-Signer if Necessary

Many students haven’t yet built the financial profile needed to qualify on their own. In those cases, a co-signer — often a parent or guardian — can help guarantee the lease.

“If applicants can’t provide five years of rental references, I require a co-signer,” says Tolmachoff. “It ensures accountability.”

Be sure your lease includes a legally binding clause for the co-signer and gets their signature. And even with a co-signer, communicate directly with your student tenants about all property matters.

5. Be Clear and Specific in the Lease Agreement

Student renters don’t always know the basics of managing a home. To avoid confusion, lay out everything in writing. Include:

• Prohibited items (candles, smoking, etc.)

• Renter’s insurance requirement

• Who’s responsible for what utilities

• Routine upkeep (changing filters, taking out trash, etc.)

• Cleanliness standards and move-out procedures

• Guest and noise policies (especially important in shared homes)

You’re not just protecting your investment — you’re helping students learn how to live responsibly on their own.

Reach More Renters with UW Universe

With the right systems in place, renting to students can be a low-stress, high-reward experience. Whether you own a single home near campus or manage several units across Seattle, UW Universe helps you get in front of qualified student renters fast.

Ready to list your property? Get started on UW Universe and reach UW students searching for their next off-campus home.