Fill the beds the academic year leaves empty
Summer voids, shoulder months and structural vacancy: the reality of PBSA. UnderTheDoormat Group layers short stays on top of your academic-year lettings, or gives you the technology to run them yourself.
Ninety empty nights is a third of the year
A bed that lets brilliantly from September to June still earns nothing across the summer. Short stays, groups and language-school demand fill the months the academic cycle leaves behind.
See how we workThe academic year does not fill twelve months
PBSA lets hard from September to June, then sits. With fixed terms ending in 2026, the empty weeks get harder to forecast, not easier.
Summer voids
Beds that are fully let in term time sit empty across June, July and August.
Structural vacancy
Rooms fall empty mid-year with no route back to market until the next cycle.
Shifting regulation
Fixed terms end in 2026, so students can give notice at any point in the year.
Changing expectations
Students increasingly want flexibility over how long they stay.
One team across the whole value chain
Short-stay operation layered onto your academic lettings, so the building earns through the summer without disturbing the student proposition.
Let through the summer
Short stays, groups and language schools booked into the months the academic year leaves behind.
A route back to market
Mid-year voids relisted within days rather than waiting for the next cohort.
A year you can forecast
Term-time and summer demand on one platform, so the year is planned rather than patched.
Standards parents notice
Vetted guests, consistent turnaround and a compliance layer alongside your PBSA obligations.
Notice can now arrive in any month
With fixed terms ending in 2026, a room can come back to market mid-year with no cohort waiting for it. A route to short-stay demand turns an unplanned void into a let.
Talk to our teamStudent Accommodation, in practice
A selection of schemes we manage.
Three service models, one relationship
Choose how hands-on you want to be. The relationship stays with the Group either way.
Fully Managed
We run it end to end, from guest and pricing to cleaning and compliance. You see the return.
Technology-Led
Take our platform and run distribution and operations in-house, with our tooling behind you.
Hybrid
A blend: we handle the parts you want us to, you keep control of the rest.
One platform connecting pricing, distribution and operations
Whichever model you choose, the solution is delivered through our proprietary technology, so performance stays consistent across the portfolio.
Built and proven over 15+ years. the platform that runs our own managed portfolio, available to you as the engine or the full service.
Student Accommodation, answered
What operators ask before putting summer inventory to work. If yours is not here, the team will answer it directly.
What happens to the summer voids?
Summer is the whole point. PBSA sits empty for roughly fourteen weeks a year, and that window is exactly when city demand peaks. Flexible inventory turns a void into a revenue line without touching the academic-year model.
Does this interfere with the September cycle?
No. Flexible stays are scheduled around the academic calendar, and the building is handed back cleaned and inspected before the new intake arrives.
How long does it take to go live?
Typically six to eight weeks from agreement to first booking, depending on how many units are in the first phase and how much is already in place. Onboarding, systems configuration and standards setup run in parallel rather than in sequence.
Who employs the on-site team?
That depends on the service model. Under Fully Managed the operation is ours end to end. Under Technology-Led your team stays in place and runs on our platform. Hybrid splits it, usually with your team on site and ours on distribution and revenue.
What happens to the units we already have let?
Nothing. Existing tenancies are unaffected and continue on their current terms. Flexible inventory is normally introduced on voids and new units first, so nothing has to be disturbed to start.
How is performance reported?
A single monthly pack covering occupancy, rate, revenue and guest feedback across every unit, with a live dashboard in between. One report for the whole portfolio rather than one per brand or channel.
Let’s talk about your student portfolio
Tell us a little about your scheme and how you want to work with us, and the right person will be in touch.