Canvas, Manchester Verified

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

• Cooling-Off Period

Once you have signed your Reservation Agreement, you will have a 3-day cooling-off period during which you may cancel your booking and receive a full refund of your Holding Payment. After 3 days, the Holding Paymentav will be retained.

To cancel during the cooling-off period, please contact your property manager in writing within 3 days of signing your Reservation Agreement.

• 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 your property manager agrees 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.

• Replacement tenant

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

To request a replacement tenant, please check with your property manager

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

• Replacement tenant conditions

For a replacement tenant to be suitable, they must meet the following non-exhaustive requirements:

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

•    You should not have any rent arrears under any other tenancy agreements with the landlord or its affiliates.

•    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 who the property approves, 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.

After your tenancy start date, any requests to change rooms or replace your tenancy will depend on availability and our decision. You may need to sign an amendment or a new agreement based on the new accommodation and its rent.

A tenancy takeover Fee of £50 will apply. This non-refundable fee covers the administrative costs associated with changing your contract. 

Requests for replacement tenants received after 1 June within the Tenancy Period will not be accepted.

• No Visa, No Pay | No Place, No Pay

You may be eligible to cancel your Tenancy Agreement if you meet one or more of the following Cancellation Criteria:

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; 

• Exceptional Circumstances

Exceptional Circumstances – you meet the cancellation criteria and requirements set out in the Code in respect of tenancy 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 property manager (fairly), and may include official documents from UCAS, visa authorities, or an embassy to support your reason for cancelling.

To submit a cancellation request where you meet the Cancellation Criteria, please send an email or letter to your site team, including all relevant supporting evidence..

If you fail to provide sufficient evidence, this may delay our decision. Your property manager will respond either:

•    by confirming our 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 Tenancy Agreement from the tenancy start date, provided that sufficient evidence has been shared with the property manager 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 Tenancy Agreement from the date that is four (4) weeks after sufficient evidence has been shared with the property manager, 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.

In case of an early end of the academic year, or early completion of any examination period, it does not qualify as valid criteria for release from your Tenancy Agreement.