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Your monthly rent covers all of your electricity, gas, water and council tax. All of our properties have unlimited superfast broadband and the communal areas are cleaned weekly.

Our houses come equipped with washing machine, dishwasher, iron, ironing board, crockery, cutlery, two fridge/freezers, henry the hoover, Smart TVs in every living room etc. 

And yes!  All of our properties have a living room!

Our usual contract is 12 months.  We want to encourage people to stay for the long term, make new friends and help us build a community - but we realise not everything in life is certain and so we include both a break clause and an option for taking a shorter contract from the beginning.

To reflect this, all of our advertised pricing is based on a 12 month contract.  For a 6 month contract we add 5% and for a 3 month contract we add 10%.  


Because we aren’t an agency and own all our own properties we can be much more adaptable to our tenants' situations. If your circumstances change just let us know and we will always try to find a solution which works for everyone.

If you rent a room on a 12 month contract but need to move early you have a couple of options.  The simplest option is if you find someone to replace you.  We will even help you with finding your replacement.  If a replacement is found we can end your contract as soon as the new tenant's contract begins.

If you don't want the hassle you can, instead, pay the contract breakage charge of £500 and give us one month's notice.  The £500 goes towards our work in finding a new tenant and (hopefully) covers some of the costs of having the room empty while we look.  

We do not allow tenancies to end during the months of October, November and December (unless a replacement is found).  This is so that new tenants, who mostly tend to move in August/September, have a few months to get to know each other without disruption from viewings and new tenants arriving.  It's also an awful time of year to find tenants as most young professionals have already settled somewhere.

To secure the room you want to rent after a viewing you will need to pay a non refundable deposit.  We will stop viewings on the room as soon as we receive your deposit.   Once we receive the deposit you will need to send us all the documents on your 'Next Steps' sheet and electronically (via email) sign the Tenancy agreement.  You have 5 working days to provide all of these documents and sign the tenancy agreement.  If we have not received all of the documents and a signed contract within this period we reserve the right to withdraw our offer of a tenancy.

Once you've signed the Tenancy Agreement and provided all of the necessary documents you will need to pay the first month's rent and Security Deposit before you move in.  Your Security Deposit is protected by the Deposit Protection Service - a government backed scheme.  

We aim to return your deposit within 10 working days of your move out date when the tenancy has ended, usually we can do it even quicker.  It is rare for us not to repay deposits in full.  If you leave your room clean and damage free we will give you back your full deposit without hesitation.  You look after us, we look after you.

Most of our houses and flats have 5 or 6 rooms to rent spilt over 3 or 4 floors. All have communal areas for socialising and all have as many bathrooms and ensuites as space allowed!  It's rare if you would be sharing a bathroom with more than one other person.


We are delighted for you to bring your own bits and bobs.  Maybe leave the two meter dining table and granny’s sofa but other than that we will always try to find a solution which works for everyone.  

No.  Aboding specialises in rooms to rent to young professional singles rather than couples and each house is licensed for a particular number of occupants.

No we don't. Actually we find the idea of charging tenants fees a bit ridiculous and we are very please to see this practice has now been banned. They are just not fair. If you are reading this website and haven't found a room to rent from us please think twice about paying fees to unscrupulous agents - you are just encouraging this dodgy practice.

If at some point during your tenancy you would like to move to a room in one of our other houses, either during or at the end of your tenancy, this is something we can facilitate subject to availability.   You will need to sign a new tenancy agreement for the room that you move to.  Please speak to your property manager about this.

Yes! We have a close relationship with the councils we work with and all of our properties meet or exceed requirements. Currently the law says that if there are 5 or more rooms to rent in a property then an HMO licence is mandatory. If you aren't sure the house you are living in is licensed, you can check the council's public HMO register. If your current house is not registered but it should be, you could be entitled to have the rent you have paid during your tenancy refunded. Speak to your local council or Citizens Advice for help.

We have a trusty team of handymen who will call out promptly when problems arise. As soon as you become aware of something in need of repair, just let us know.

We have specialist "Landlord Insurance" that covers damage to the buildings or any fixtures and fittings that form part of the house.  As a tenant, you are responsible for your own belongings and we fully recommend that you insure them against loss in the event of fire, flood, burglary etc.  If you search a price comparison website you should find policies for less than £10 per month.

As a landlord, we are required by the UK government to check your immigration status. This is why we ask for your passports prior to issuing you with a tenancy agreement. If you do not have a UK or EU passport you will need to show your current Student Visa or Tier 1 or 2 Work Visa.

One of our superb cleaning team will come once a week to clean the communal areas and shared bathrooms (one perk of having a non ensuite room is that the bathroom is cleaned for you every week!).  Your bedroom and ensuite bathroom are your own responibility. Still, we ask all our tenants to remember;  even though you do have weekly cleaning please do tidy and clean up after yourselves, especially in the kitchen! Everyone should repect the others they are living with - it is as much their home as it is yours.

Once you become a member of the Aboding community (fancy talk for when you rent a room from us) you can refer a friend, colleague (or random stranger!) via our website. If they rent a room from us, whether it's in the same house as you or not, we give you £200 off your next month's rent. You can do this as often as you like.

If you find a room to rent with Aboding you will need to have a full time employment contract (more than 35 hours per week) that is not in a probation period otherwise you will need a guarantor. If you are a student, you work part time or if you are searching for a job you will need a guarantor. Your guarantor will need to provide proof of their income.