Terms & Conditions

Last updated: 8 October 2026

1. Who we are

Flow Living is operated by Live at Flow Limited, a company registered in England and Wales with company number 13233706. Our registered office is Universal Square Building 5, 5th Floor, Devonshire Street North, Manchester, M12 6JH. Contact us using our contact page, telephone 03330 913674, or write to our registered office.

2. Our role and your landlord

We manage accommodation on behalf of landlords. Live at Flow Limited is the managing agent; it is not automatically the owner or landlord of a property advertised here. Your individual accommodation agreement must identify your landlord, the parties to that agreement and the address for serving notices. We act within the authority given to us by that landlord. This does not remove any legal duties we owe you ourselves.

3. What these terms cover

These terms cover the Flow Living website and enquiries made through it. They are not a tenancy agreement, a guarantee or a property-management agreement with a landlord. Your occupation rights are determined by applicable law and your individual agreement. Nothing here overrides mandatory consumer or housing rights, changes an existing agreement retrospectively or removes a binding promise already made to you.

4. Enquiries, viewings and applications

Sending an enquiry, requesting an in-person or virtual viewing, or submitting an application does not by itself reserve a room or create a tenancy. We will explain any proposed reservation and the steps needed to enter an agreement before you commit. A contract may become binding before move-in: check the offer and agreement and ask us if anything is unclear. Marketing consent is optional and is not a condition of making an enquiry.

5. Property information, images and availability

We aim to keep advertisements accurate and current. Availability, advertised rents, room sizes, facilities and occupation dates must be checked for the specific room offered. Any representative photography or indicative floor plan should be identified as such; we will explain material differences before you commit. These terms do not excuse misleading descriptions or remove your rights where information supplied is incorrect. Please tell us about any discrepancy.

6. Rent, bills and other charges

The specific offer and agreement must explain the rent, payment frequency, deposit, included services and any permitted additional charges before you commit. An advertised weekly figure must not be treated as a monthly figure. Any conversion and total payable should be made clear. We will not ask for, encourage or accept rental bids above the advertised asking rent where prohibited by law.

Our “Stay for 12 months and get one month free” promotion is available across the Flow Living portfolio, subject to eligible room availability, a qualifying stay and on-time rent payments. The one-month rent credit is applied within the 12-month stay, as explained in the full offer terms and conditions. Your written offer confirms the eligible room, qualifying dates and credit. The promotion does not impose a fixed minimum tenancy term or restrict statutory notice rights. Offers already agreed remain governed by the terms supplied when accepted.

All-bills-included accommodation is offered at eligible Flow Living properties, excluding Division House. The room offer must identify precisely which bills are included, whether council tax is included or separately payable, and any lawful, clearly disclosed usage terms. These website terms do not introduce a new usage cap or allow an undisclosed surcharge. Division House must be quoted separately with its bills arrangements explained.

We will only require payments permitted by applicable law. Holding deposits, tenancy deposits and rent in advance are subject to statutory limits and repayment rules. Where statutory deposit protection applies, the deposit must be protected and the required information supplied within the legal deadline. Ask for the scheme details for your tenancy.

7. Eligibility and type of accommodation

Applications are assessed under our application and eligibility policy. Marketing to professionals, graduates or key workers does not remove equality protections. Some developments offer only specified blocks or units. Station Yard is the rebranded Leadmill Point and is marketed for non-student use outside term time; that description does not itself determine whether an occupation is a tenancy or licence or remove statutory protection.

8. Ending an agreement and refunds

Your rights depend on the agreement and applicable law, not simply on whether you have collected keys. See our cancellation and ending-your-tenancy policy. Statutory notice rights and any more favourable binding cancellation promise remain available. No website term makes a payment non-refundable where the law requires repayment.

9. Using this website

You may browse, share links and retain reasonable copies for personal use, including copies needed to exercise your rights. Copyright and other intellectual-property rights remain with their owners. Do not use the site unlawfully, introduce malicious software, gain unauthorised access, misrepresent your identity or infringe others’ rights. Nothing in this section restricts uses permitted by law.

We take reasonable care of the website but access may be interrupted for maintenance, faults or events outside our control. Contact us by telephone or post if an interruption affects a time-sensitive enquiry. A website fault does not change a statutory deadline or your legal rights.

10. Personal information and third-party services

Our privacy notice explains personal-data handling. Sending us information does not give us unrestricted rights to publish it. External websites and service providers may have their own terms and privacy notices; we remain responsible for obligations the law places on us.

11. Our responsibility to you

We do not exclude or limit liability for death or personal injury caused by negligence, fraud or fraudulent misrepresentation, or anything else that cannot lawfully be excluded or limited. Where we breach these terms, we remain responsible for loss or damage that was reasonably foreseeable as a result. Nothing here excludes statutory rights relating to services, misleading information, housing conditions or data protection.

12. Complaints, changes and governing law

Please use our complaints procedure if something goes wrong. This does not prevent you seeking independent advice, contacting a regulator or using any available court, tribunal or redress scheme.

We may update these website terms for future use and will show the revision date. An update does not amend an existing accommodation agreement or remove accrued rights. These website terms are governed by the law of England and Wales. If you are a consumer, mandatory protections and any right to bring proceedings in the courts where you live remain unaffected. Our advertised properties are in England; different housing rules apply elsewhere in the UK.

This promotion is operated by Flow Living (part of Live at Flow Ltd and MCR Property Group).

These Terms and Conditions are governed by the laws of England and Wales, and any disputes will be subject to the exclusive jurisdiction of the courts of England and Wales.

The Offer

Flow Living is offering a referral incentive to eligible tenants who successfully refer a friend to book accommodation.

The incentive provides a financial reward to both:
– the Referring Tenant, and
– the Referred Tenant

Both the Referring Tenant and the Referred Tenant will receive £125 Flow Credit.

Flow Credit can be used towards:
– rent cashback, and/or
– laundry services

Promotional Period

The Refer a Friend promotion is open from 27th April 2026.

Flow Living reserves the right to amend or withdraw the promotion at any time for legal, operational, or commercial reasons.

Any valid referrals submitted prior to withdrawal will be honoured in line with these Terms.

Eligibility

To qualify, the Referring Tenant must:

Be:
– a current resident, or
– have already booked accommodation for a date starting within 6 months with Flow Living

Refer a tenant who intends to live at a Flow Living property for a minimum of 6 consecutive months.

Ensure the referral is submitted in accordance with the process outlined below.

Eligibility (Referred Tenant)

To qualify, the Referred Tenant must:

Book accommodation with Flow Living during the promotional period.

Be a new customer (i.e. not already booked or previously contracted within the last 12 month, or have been a Flow Student previously).

Not already be recorded as an active lead or applicant within Flow Living’ systems prior to the referral being submitted.

Submit the referral within 14 days of booking using the online form submission, including:
– the full name of the Referring Tenant
– the same email address used for their booking

Referral Process

Referrals must be submitted via the official Flow Living referral form available on the Flow Living website.

It is the responsibility of the Referring Tenant to ensure the referral is correctly submitted within the required timeframe.

Where multiple referrals are submitted for the same individual (referred tenant), only the first valid submission will be accepted.

Referral Limits

There is no limit to the number of friends a tenant may refer while the incentive is active.

Each referral must meet all eligibility criteria to qualify.

Incentive Fulfilment

The incentive will be issued as Flow Credit only.

Flow Credit:
– is non-transferable

Flow Credit must be allocated on the submission form.

Where allocated:
– Rent cashback will be issued as a cheque or bank transfer
– Laundry credit will be issued via a laundry card arranged by the site team

Any unused laundry credit will expire at the end of the tenancy and will not be refunded or carried forward.

Cancellations + Early Termination

If either tenancy is cancelled or terminated early, any unpaid or unapplied incentive will be forfeited.

General

Flow Living reserves the right to:

amend or withdraw this promotion at any time

disqualify participants where misuse, manipulation, or breach of these Terms is suspected

Flow Living’s decision in relation to this promotion is final.

Data Protection

All personal data will be processed in accordance with Flow Living’s Privacy Policy.

Contact

For queries relating to this promotion, please see Contact Us page.

1. Eligible properties and room types

The Free Cleaning offer is available to eligible residents at the following Flow Living properties and room types:

Bradford – Arkwright House
– Silver – Ensuite

Canterbury – Parham Village
– Non-Ensuite

– Premium – Ensuite

Sheffield – Station Yard
– Ensuite

Sunderland – Clanny House
– Standard Room – Non-Ensuite
– Deluxe Room – Non-Ensuite

2. Cleaning service details

– Parham Village, Arkwright House, Station Yard and Clanny House shared kitchen and lounges will receive a ‘sparkle’ clean every fortnight. The service does not include bedrooms, or other communal spaces.

– Non-Ensuite rooms in Parham Village and Clanny House in addition to the above will also receive a shared bathroom ‘sparkle’ clean every fortnight.

– The cleaning service does not include removal of bin waste, cleaning individual bedrooms or ensuite bathrooms at any participating property.

– Residents must ensure relevant communal areas are reasonably accessible to the cleaning team at the scheduled cleaning time.

– Cleaning schedules may be subject to reasonable changes due to operational requirements. Where possible, residents will be informed of any significant changes.

– Flow Living reserves the right to reasonably amend the cleaning service, frequency, eligible room types or these Terms & Conditions. Any material changes affecting residents will be communicated accordingly.

General

Flow Living reserves the right to:

– amend or withdraw this promotion at any time

– disqualify participants where misuse, manipulation, or breach of these Terms is suspected

Flow Living’s decision in relation to this promotion is final.

Data Protection

All personal data will be processed in accordance with Flow Living’s Privacy Policy.

Contact

For queries relating to this promotion, please see Contact Us page.

Preston – Foundry Court, currently sold out.

1. Offer

Book an eligible room at a participating Flow Student property during the promotional period and receive the equivalent of one month's rent free, credited to your student account.

2. How the Offer is Calculated

The value of the offer is calculated using the weekly rent of the room booked, multiplied by 4.5 weeks.

For example:
– Classic Non-Ensuite – £75.05 per week = £337.73 rent credit
– Premium Studio – £125.88 per week = £566.46 rent credit

The value of the rent-free offer will vary depending on the room type and weekly rental price selected.

3. How the Discount is Applied

The rent-free amount is not paid as cash and is not refunded directly to the resident.

Instead, the calculated value will be credited to your student account and deducted from your accommodation fees after your tenancy agreement has been completed, all booking requirements have been met, and you have checked into your accommodation.

4. Eligibility

To qualify for this promotion, you must:

– Book a room at a participating Flow Student property during the promotional period.
– Sign and accept your tenancy agreement.
– Pay any required advance rent or booking payments by the stated deadlines.
– Meet all booking conditions required by Flow Student.
– Check in and commence your tenancy as agreed.

5. Promotional Period

The offer is only valid for bookings made between the advertised campaign start and end dates.

Flow Student reserves the right to amend, extend or withdraw the promotion at any time without prior notice.

6. Room Changes

If you change your room before or after your booking is confirmed, the value of the rent-free offer will be recalculated using the weekly rent applicable to your new room type.

7. Cancellation

If your booking is cancelled, terminated, or you withdraw before the commencement of your tenancy, you will no longer be eligible for the promotion.

8. Deferrals and Transfers

Students who defer, transfer to another property, or amend their tenancy may have their promotional value recalculated or withdrawn at Flow Student's discretion.

9. Non-Transferable

The offer:
– Has no cash alternative.
– Cannot be exchanged.
– Cannot be transferred to another person.
– Cannot be sold or assigned.

10. Multiple Promotions

Unless expressly stated otherwise, this offer cannot be used in conjunction with any other Flow Student promotion, discount, cashback, referral incentive or third-party offer.

Where multiple offers are available, only one promotional offer may be applied per booking.

11. Availability

The promotion is subject to room availability and applies only to participating properties.

12. Fraudulent or Incorrect Bookings

Flow Student reserves the right to withdraw the promotion where a booking is found to be fraudulent, incomplete, inaccurate or made in breach of these Terms & Conditions.

13. Force Majeure

Flow Student shall not be liable for any failure or delay in administering this promotion due to circumstances beyond its reasonable control.

14. General

By participating in this promotion, you agree to these Terms & Conditions.

Flow Student reserves the right to amend these Terms & Conditions where reasonably necessary, including where required by law or where circumstances outside its control make this necessary.

In the event of any dispute regarding the interpretation or application of these Terms & Conditions, the decision of Flow Student shall be final.

These Terms & Conditions are governed by the laws of England and Wales.