Can Landlords Refuse Students? Rules, Risks & Practical Alternatives

Answer

Intro: Many landlords wonder whether they can refuse to rent to students. The short reality: being a student alone is not a federal protected class, but refusing applicants solely because they are students can trigger other legal risks and local restrictions. Clear, consistent policies and objective screening criteria matter most.

Main points: At the federal level the Fair Housing Act prohibits discrimination based on protected classes (race, color, national origin, religion, sex, familial status and disability). Since "student" is not one of those categories, a landlord may in many places decline student applicants for neutral reasons like poor credit, insufficient income, or an adverse criminal background — provided the decision does not rest on a protected characteristic or have a discriminatory effect.

However, many states and cities add protections (for example, bans on source-of-income discrimination) and some local ordinances target "no students" rules in college towns. Refusing students who will pay with vouchers, scholarships or public benefits may violate local source-of-income laws. Advertising that excludes groups or signals a preference (for example, “no students” or “professionals only”) also risks fair housing complaints and is often prohibited.

Practically, landlords should use objective, uniformly applied criteria: documented income/rent ratio (commonly 2.5–3x rent), credit and background checks, references, guarantors/co-signers, and explicit occupancy limits. If you require a guarantor or higher deposit for student tenants, state law may cap deposits or bar discriminatory surcharges — so put those rules in writing in the listing and lease addenda and apply them consistently.

If you face nuisance, noise or repeated lease violations from student tenants, follow the lease and local eviction rules—do not use informal or selective enforcement that could look discriminatory. When in doubt about a local ordinance, required disclosures, or whether a screening policy could have a disparate impact, document your policy and it’s advisable to consult a licensed attorney or local housing agency.

Final note: You can generally refuse applicants for legitimate, neutral reasons, but avoid blanket “no students” policies without checking state and local rules. Transparent requirements, written screening, and consistent enforcement reduce risk and keep your rental compliant and marketable.