Merchant Studios Verified

CANCELLATION OF BOOKINGS (ALL PROPERTIES) 2026/27 ACADEMIC YEAR
Cancellation before Check-In

• Cancellation before Check-In

1.   The property manager  may cancel your booking at its discretion at any time before you check in to the property if:

(i) If you owe any unpaid rent or fees from a previous tenancy agreement. 

(ii) In case you have not paid the rent due by the rent date, according to the payment frequency chosen during the booking process.

(iii) You have not paid the damages deposit;

(iv) You have not submitted your guarantor's signed guarantee agreement (a) within 14 days of signing your tenancy agreement/occupation contract, or (b) before your check-in date, whichever is the earlier; or

(v) If you don’t move in within 14 days of your start date and haven’t informed the property team, your booking may be cancelled, and you will still have to pay rent until that cancellation date.

2. The property manager can terminate your tenancy agreement/occupation contract at any time before the first day of the tenancy period/occupation period if you are not able to start or continue your course of study at your chosen university or college. You must notify your property manager in accordance with the terms of the Cancellation Policy.

• Termination during Tenancy Period/Occupation Period

3. Your property manager may terminate your tenancy agreement/occupation contract at any time during the tenancy period/occupation period if:

(i) You are no longer a full-time student in the UK.

(ii) You engage  in any criminal or anti-social behaviour;

(iii) If you breach or fail to observe any obligation or other term of your tenancy agreement or occupation contract, or

 

(iv) If your property is in Scotland or Northern Ireland and your rent is unpaid for 14 days after it’s due.

The property manager will comply with all applicable laws when terminating your tenancy agreement/occupation contract in these circumstances.

Ending your contract will bring your stay to an end, but you will still be responsible for any unpaid rent and other charges up to the date your contract ends.

4.    If your property is located in England, the property manager may apply to court for possession of the accommodation if any of the grounds numbered 2, 6, 7A, 8, 10, 11, 12, 13, 14, 15 or 17 in Schedule 2 of the Housing Act 1988 exist or arise.

5.   If your property is in Wales, the property manager can go to court to take back the accommodation in certain situations under the Renting Homes (Wales) Act 2016.

The entire Full details of the circumstances under which your property manager can terminate your tenancy agreement/occupation contract are set out in your tenancy agreement/occupation contract. You are thoroughly advised to read the tenancy agreement/occupation contract carefully.

Reservation Agreement and Holding Payment and Cancellation Criteria for England

This Cancellation Policy is compliant with the ANUK/Unipol National Code (the “Code”). The Code can change over time. If anything in the Cancellation Policy conflicts with the Code, the Code will take precedence.

• Reservation Agreement and Holding Payment 

You may cancel your Reservation Agreement by completing this form as soon as possible after accepting your Reservation Agreement.

If a Holding Payment has been made and the Reservation Agreement accepted, a cooling-off period of three (3) days applies, starting from the date of the Reservation Agreement or payment of the Holding Payment (whichever is earlier).

If you cancel after the 3-day cooling-off period, you will not receive a refund for your holding payment.

If you go ahead and sign the rental agreement, the holding payment will be adjusted in your first rent payment.

• Where cancellation criteria are not met

If you wish to cancel your rental agreement but don’t meet the cancellation conditions, you’ll still have to pay the full rent for the whole contract, unless the property agrees to release you.

 If you wish to cancel once your contract has started and the property manager agrees to release you, you’ll still need to pay rent for 4 weeks after confirmation, unless you find a replacement tenant they approve.

Cooling-Off period and Cancellation after the cooling-off period for Northern Ireland and Wales

• Cooling- off period

You may cancel your booking in writing by providing written notice by completing the cancellation form within 3 days of accepting your tenancy agreement. If you decide to cancel your accommodation booking within these 3 days, you will get a full refund of your deposit and/or any payments you have made.

If you book your accommodation on or after 1 August 2026, your cooling-off period will be reduced to 24 hours from the point you accept it. If you do cancel your booking within these 24 hours, you will be eligible for a full refund of the deposit and/or any payments you have made.

Please note that if you check into your accommodation and collect the keys during the cooling-off period, the cooling-off period will immediately and automatically end at the point you accept the keys.

• Cancellation after the cooling-off period has expired

If you cancel your tenancy but don’t meet the cancellation rules, you’ll still have to pay the full rent for the whole contract, unless the property agrees to release you. 

If you cancel after your contract has started and they agree to release you, you’ll still need to pay rent for 4 weeks after they confirm it, unless you find a replacement tenant they approve.

Cancellation criteria for England, Northern Ireland and Wales 

You may be eligible to cancel your Rental Agreement if you meet one or more of the following 

• No Visa, No Pay | No Place, No Pay

1.    Visa Refusal – your application for a visa has been declined (this does not include situations where your visa has been granted and subsequently withdrawn);

2.    Academic Results – you have failed to obtain the required grades to study at university at the start of the 2026/27 academic year, and as such, you do not have student status; or

• Exceptional Circumstances

3.    Exceptional Circumstances – you meet the cancellation criteria and requirements set out in the Code in respect of rental agreements (which may include serious medical grounds or bereavement).

In all cases, sufficient evidence to support your request must be provided.

What counts as valid proof will be decided by us (fairly), and may include official documents from UCAS, visa authorities, or an embassy to support your reason for cancelling.

• How to submit a cancellation request

To submit a cancellation request where you meet the Cancellation Criteria, complete the cancellation form , including all relevant supporting evidence.

If you fail to provide sufficient evidence, the decision may be delayed. Property will respond either:

•   by confirming the decision; or
•    requesting further information if required.

If you submit a cancellation request which satisfies the Cancellation Criteria before the tenancy start date (and you have not checked in to the property), you will be released from your obligations under the Rental Agreement from the tenancy start date, provided that sufficient evidence has been shared with us within 4 weeks of the date upon which you submit your cancellation request.

If you submit a cancellation request which satisfies the Cancellation Criteria after the tenancy start date, you will be released from your Rental Agreement from the date that is four (4) weeks after sufficient evidence has been shared with us, and you will remain liable for rent from the tenancy start date until then.

If a damage deposit has been paid, it will be returned following your release. However, if you have already moved into the accommodation, your deposit will be subject to deductions for:

•    any unpaid rent during the period of occupancy up to the approved cancellation date; and

•    any costs relating to the condition of your room/flat upon departure.

Important Notes

• In case of an early end of the academic year, or early completion of any examination period, does not qualify as a valid reason for release from your tenancy. You will remain liable for rent for the full tenancy period stated in your Rental Agreement.

Replacement Tenant for England, Northern Ireland and Wales

If you don’t meet the cancellation criteria, you can find a replacement tenant and ask the property to approve them, but approval is the property manager’s decision. 

To request a replacement tenant, please complete the cancellation form.  

Please note that the property manager will not agree to release you from your Rental Agreement, or to accept a replacement tenant, unless all outstanding accounts with us are settled in full.

For a replacement tenant to be suitable, it must:

•    be a student and meet the accommodation preferences attached to your room (for example, a female-only flat);

•  You should not have any unpaid rent with your property manager.

• Not be an existing resident or have an existing 2026/27 room booking with your current property manager, sign a contract for the entire length of the remaining term of your contract and secure it with payment of any required deposit.

 If you find a replacement tenant and the property approves them, you can be released from your contract. Your rent responsibility will stop from the day the new tenant’s contract starts, as long as they have signed the agreement and paid the required deposit by then.

Your property manager  will return your damage deposit (if any), minus any deductions relating to unpaid rent or the condition of your room/flat upon departure.

A tenancy takeover Fee of £50 will apply. This non-refundable fee covers the administrative costs associated with changing your rental agreement. YOU ARE ONLY PERMITTED TO DO THIS UNTIL 31 MAY 2027. FROM AND INCLUDING 1 JUNE 2027, AN OCCUPATION TAKEOVER IS NOT POSSIBLE.

4-Instalment Plan:51-Week Tenancy Instalment Plan (Approx. Weeks Paid)

• August: Payment for 5 weeks

• October: Payment for 17 weeks

• January: Payment for 17 weeks

• April: Payment for 11 weeks

4-Instalment Plan: 44-Week Tenancy Instalment Plan (Approx. Weeks Paid)

• August: Payment for 4 weeks

• October: Payment for 15 weeks

• January: Payment for 15 weeks

• April: Payment for 10 weeks

 

9-Instalment Plan: 51-Week Tenancy Instalment Plan (Approx. Weeks Paid)

• August: Payment for 6 weeks

• October: Payment for 6 weeks

• November: Payment for 6 weeks

• December: Payment for 6 weeks

• January: Payment for 6 weeks

• February: Payment for 6 weeks

• March: Payment for 6 weeks

• April: Payment for 6 weeks

• May: Payment for 6 weeks (may vary slightly by +1% depending on property)

9-Instalment Plan: 44-Week Tenancy Instalment Plan (Approx. Weeks Paid)

• August: Payment for 5 weeks

• October: Payment for 5 weeks

• November: Payment for 5 weeks

• December: Payment for 5 weeks

• January: Payment for 5 weeks

• February: Payment for 5 weeks

• March: Payment for 5 weeks

• April: Payment for 5 weeks

• May: Payment for 5 weeks (may vary slightly by +1% depending on property)