Eighteen year old James Morgan was sitting across the
desk from an attractive middle aged lady who was
explaining to him that there was no accommodation in the
Halls of Residence at the University of the Arts in
James had been delayed on his return to England after
holidaying with his parents by striking French farmers
and fisherman who had blockaded both the Channel Tunnel
and the ports until their demands were met.
Mrs. Heather Talbot was explaining that this year saw an
above average intake to the university. James was trying
to concentrate on what she was saying but it was
difficult as his eyes kept wandering over to her
exceedingly large breasts. This didn’t go unnoticed by
She thought she would have some fun with the young man
so she stood up and moved behind her seat to bend down
to pick a file from the bottom drawer of her filing
cabinet. She knew James would see her bottom clad in her
tight grey pencil skirt and the seams running up her
grey silk stockings. She was sure she heard James inhale
Heather Talbot was a forty seven year old divorcee and
had worked at the university ever since she and her
husband had divorced nearly ten years ago.
She was attractive woman with dark hair, today tied up
in a bun, and dark eyes. Her large breasts pushed up
against the white silk blouse she was wearing. The
glasses perched on the edge of her nose gave her just
the look she wanted.
‘I’m sorry James,’ she said as she sat back down. ‘I’m
afraid there just isn’t anything available.’
‘Oh no,’ James replied. ‘What am I going to do?’
Heather had an idea but she wanted to be sure he was the
type of person that would be suitable for what she had
She wheeled her chair over to another set of draws and
reached in for a slip of paper. Instead of going back to
her desk she stopped beside it so James could see her.
‘Well there is one possibility,’ she said crossing her
legs. She loved the sound her stockings made as they
Heather looked over at James and was pleased to see his
attention had been drawn to her long legs and her shiny
dark grey high heels. She was also pleased to see James
was trying hard to hide his erection.
‘Ye..yes what is it,’ James stammered when he realised
what she had said.
‘There’s a lady who has taken students in previously,
she may let you board with her. She is a widow and only
allows one person stay with her.’
James thought that it sounded promising.
‘She does have certain rules I’m afraid,’ said Heather.
‘And if you break them she will punish you.’
She could see James squirming in his chair and she was
sure his erection got harder.
‘Would you like me to contact her?’ she asked.
‘Pl..please,’ answered James.
Heather looked at the number and dialed even though she
knew it off by heart.
‘Mrs. Aston? It’s Heather Talbot here from the
Accommodation Administrator at The University of the
Arts. Yes. Hello. I have a young man here who has just
arrived and I’m afraid he’s missed all the rooms on
site. He’s new to London and doesn’t really know where
to look. I was wondering if you could see yourself
allowing him to board with you? Yes, same terms as
before. Yes he’s a quiet young man. I’m sure you won’t
regret it. Thank you so much.’
She put the phone down.
‘You’re lucky, she’s agreed to meet you. Be polite and
I’m sure she’ll let you stay. Here is her address. Her
name is Penelope Aston. She said to go round right now
as she’s going out soon. It’s only in Wandsworth so you
should be there in fifteen minutes.
James thanked Mrs. Talbot and twenty minutes later was
ringing the bell of a large imposing three storey
The door opened and a statuesque lady with short grey
hair stood looking down on him. James thought she looked
formidable. A handsome woman, not pretty but still
attractive. He guessed she would be in her mid fifties,
five feet ten inches tall, slim but with large breasts.
She was wearing a red satin blouse tucked into tight
black trousers which in turn where tucked into brown
leather boots that came up to her knees.
‘You must be James,’ she said. ‘Please do come in.’
Penelope turned and walked back into the house giving
him a view of her well padded bottom in her tight
trousers. He hoped he wasn’t going to embarrass himself
in front of her and get another hard on.
They sat down in the parlour and chatted. Penelope
telling him that she had been a widow for over fifteen
years but her husband had left her extremely well off
and she only took in boarders for company. He told her
about his life in the north of England and how he was
looking forward to starting his media course at the
Penelope warmed to the young man. ‘Did Mrs. Talbot
mention the rules that I like to impose?’
‘N..not really. She just said you had some.’ he replied.
‘They are very simple. Keep your room clean and tidy, no
excessive noise, no drunkenness and no females in your
‘That sounds fine,’ said James.
‘Oh and one more thing,’ said Penelope. ‘If you break
any of my rules I will punish you. I will put you over
my knee and spank your bare bottom.’ She paused to give
time for James to realise what she had said and could
see him blushing.
‘Do you still want to live here?’
‘Ye..Yes please,’ James almost whispered.
‘Good,’ said Penelope standing up and going over to a
cupboard. ‘Here’s your keys. One is for the front door
and one is for your room. You’d better follow me
upstairs. I’m sure it will be to your satisfaction. I’ve
never had anyone complain. Yet!’
James followed her upstairs and marvelled at her rear.
He was imaging being put over her knees and getting a
spanking when they arrived at his room. James couldn’t
believe his luck. Unlike the rest of the house the room
was modernly decorated with a big brass double bed and a
flat screen television that was connected to a computer.
Penelope pointed it out. ‘This should help you with your
studies so no surfing the web for porn. If I find any
stains on your sheets you won’t be able to sit down for
James blushed even harder.
‘Where are your bags?’ she asked. ‘They’re in a luggage
store at Euston Station.’ he answered.
‘Right if you go and get them I’ll just pop out but I
shouldn’t be long so I will help you settle in and show
you where things are.’
After James had left Penelope called Heather. ‘Hello
Sis, I think you’re right, he does have submissive
tendencies. Leave him with me for a few weeks until I
get him where we want him then you can join in the fun.
James settled into Penelope Aston’s home quickly and was
enjoying living there. He was enjoying more of the fact
that he saw Mrs. Aston in her tight skirts and blouses.
He had a hard on almost permanently.
Penelope was being patient, she knew he would slip up
and slip up he did.
It was at the end of Freshers Week when the new students
hold parties to get to know each other. Penelope heard
the front door bang and looked at the clock beside her
bed, three in the morning. She then heard James stomp up
stairs and go into his room. Two minutes later she heard
is door fly open and then the bathroom door slam open
before she heard James retching into the toilet. Ten
minutes later he quietly climbed into bed and passed
The next morning James made his way downstairs and
walked into the kitchen to make himself a drink.
Penelope stared at him. ‘I think we need to talk!,’ she
said. James murmured in agreement.
‘After you’ve drank that go and have a shower and meet
me in the sitting room. I need to change.’
Twenty minutes later a nervous James walked into the
sitting room to find Mrs. Aston dressed in a tight
leather shirt and wearing a cream silk blouse.
‘Stand in front of me young man. That’s it. Now, before
you moved in we discussed the rules of the house didn’t
James nodded silently.
‘And if you remember I said that if you broke my rules
then I would punish you.’
Again James nodded silently.
‘In the early hours of this morning not only did you
wake me up with your excessive noise, you threw up in
the toilet due to heavy drinking, isn’t that correct?’
James looked up at her and said, ‘yes, I’m very sorry.’
‘Sorry isn’t good enough. I said I would punish you and
punish you I will. You young man are going to get a good
spanking on your bare bottom..’
Penelope beckoned him forward and started to undo his
‘Nooo, please don’t,’ he begged. He’d never been spanked
before and to be spanked by a sexy mature woman filled
him with both excitement and dread.
She slipped his jeans down his legs and he was told to
step out of them. Penelope could see the start of an
erection through his boxer shorts. She smiled to
herself. When she took hold of his underpants and
started to slide them slowly over his hips he closed his
eyes and moaned ‘Oh God!’
James automatically went to place his hands over his
groin but a sharp rebuke by Mrs. Aston made him drop
them to his sides. He was standing in front of his
mature landlady in only a t-shirt that left nothing to
‘Right now, get over my knees,’ she ordered. James
lowered himself down and gasped as the cold shiny
leather came in contact with his cock and balls. Lying
there half naked while a mature lady stroked his bottom
prior to a hand spanking James had never felt so turned
on. Penelope could feel his now hard cock through her
‘This is no good. Stand up,’ she ordered. James
reluctantly rose to his feet well aware she would see
Penelope shifted around on the sofa and pulled her
leather skirt up to her waist before sitting down. James
groaned as he saw the tops of her black stockings held
up by suspender clasps.
‘Right, let’s try again shall we?’
This time when James placed himself over her lap she
opened her legs so his hard cock slipped between her
stockinged-thighs. Suddenly she closed them trapping his
cock in nylon.
‘Ow!’ shouted James as the first blow landed on his bare
‘Ow! Ow! Ow!’ he shrieked as the spanking continued
getting harder with each slap. It wasn’t only the spanks
that were getting harder, his cock was too as it rubbed
between her thighs. He was almost fucking her thighs
when the spanking stopped.
‘Stand up,’ she said. James did and he automatically
started to rub his bottom leaving his cock bouncing in
front of Penelope’s eyes. She thought it was a lovely
tool. Nice and thick and about seven and a half inches
long. She also liked it was uncut. Mrs. Aston sat up and
straightened her skirt then took hold of his cock and
pulled him so he was standing at her side without
‘I think you enjoyed your spanking a bit too much young
man,’ she said as she gently stroked his hard cock with
her closed hand. James was in heaven as she told him
what a naughty boy he was. She peeled back his foreskin
and started to rub the crown of his cock with her thumb.
‘Oh God, I-I’m going to…’ he whimpered as he started
to cum. Penelope aimed his cock at her skirt as rope
after rope spewed from its end. After the last drops
were squeezed out she told him to fetch a damp cloth
from the kitchen. James wobbled off to do as he was bid.
‘Now you know why I wear this skirt when I spank naughty
boys,’ she said as she wiped away James cum. ‘I rather
think I’ll be wearing it quite a lot with you staying
It took a couple of weeks until she had to wear it
again. One morning she could hear James rushing about
upstairs then he sprinted down the stairs and out of the
door. She assumed he was late for lectures.
Penelope wandered upstairs to his room and using a spare
set of keys let herself in. She was aghast at the state
it was in, clothes were strewn on the floor, empty crisp
packets and cans everywhere but it was the scrunched up
tissues that drew her attention the most. She picked one
up and sniffed it. It had an odour that she knew too
well. James had been wanking and hadn’t had time to
destroy the evidence.
That night when James got back from university Penelope
called him into the sitting room. James heart sank when
he saw she was wearing her black shiny leather skirt.
‘Go upstairs and shower then come back here. I want you
to wear the robe that is hanging on the bathroom door,’
Fifteen minutes later James walked back into the room,
his mind all a whirl.
He was scared yet excited at the same time. Penelope was
sitting in an armchair and indicated that James take the
other. She crossed her legs and James felt a rush to his
She went on to explain what she had found and explained
the rules to him once more.
‘So I want you to take off the robe and kneel on all
fours on the sofa.’
James noticed there was a towel placed over the seat of
the sofa. He quickly stripped off his robe and did as he
Penelope walked over to him and began to caress his
bottom with her right hand and took hold of his cock in
her left. ‘You’ve been a very naughty, dirty boy,’ she
said as he began to get even more aroused. When he was
rock hard she reached behind her to take a wooden paddle
that was on the coffee table.
‘Oh please. Not that. Ouch!’ James yelled as the brush
landed on his bare buttocks.
‘You won’t learn will you,’ Penelope taunted as she
landed another blow. She was still holding on to his
cock that pistoned in and out of her fist as she spanked
After six hard spanks James bottom was bright red and
‘Don’t move,’ she said, as she went over to a cupboard
and took out some soothing gel. She rubbed some on her
hands and poured some over his bottom letting it drip
between the crack of his arse. James shuddered as the
cold gel dripped down onto his balls.
Penelope took hold of his cock again with her slimy left
hand and slowly peeled his foreskin back as she rubbed
her hand very slowly up and down its length. With her
right hand she gently rubbed over his hot and throbbing
‘This will make you feel better,’ she said as she slowly
wanked him. James could only moan in pleasure.
She let her middle finger of her right hand slide
between the cheeks of his bottom and rub over his little
bum hole. ‘Oh God,’ moaned James. So she did it again.
He was practically fucking her left hand but any time
she thought he was getting too excited she released her
‘Oh please,’ he begged as he neared orgasm only for her
to deny him what he needed.
She kept teasing his hole and he kept pushing his bottom
back onto her finger.
‘Please Mrs. Aston, please… I need to cum.’
‘Do you?’ she replied speeding up her left hand. ‘Oh yes
please, don’t tease me,’ he begged.
‘Well, cum then!’ she said, as she slid her finger deep
into his arse. James yelped and shot rope after rope of
cum onto the towel beneath him.
‘Be a good boy and put the that towel in the washing
machine will you. Oh, and tidy your room,’
Over the next few weeks James became infatuated by
Penelope. She knew this and was always asking him to do
little things for her which he duly obliged.
One Saturday after she had returned from shopping she
slumped down on the sofa opposite to where James was
sitting reading the newspaper.
‘Be a darling and massage my feet for me will you please
James?’ she asked. James jumped out of his chair and
slipped off Penelope’s high heels and began rubbing the
soles of her feet.
‘Oh that is so delicious, thank you darling,’ she said
as she lent back and stretched her legs out and widened
them. James worked hard at massaging her feet and moved
up to her ankles.
‘Oh yes, so good,’ she exclaimed. Opening her legs a
little more she said, ‘higher,’ James was now massaging
her calves and he realised he could see right up her
skirt to the top of her stockings and beyond. Penelope
pretended to have her eyes closed reveling in the
pleasure but she could see he was looking up her skirt
and that he could probably see her tight white shiny
‘James, are looking up my skirt?’
‘Err, n..no Mrs. Aston,’ James stammered.
‘I think you were. Stand up!’
James stood up and couldn’t hide the tell tale bulge in
‘You naughty boy. Off with your trousers.’ she ordered.
James stripped to his boxers and stood waiting to be
told what to do now.
‘Go and fetch a tea towel from the kitchen, I can’t be
bothered to get changed.’
When James got back Mrs. Aston had taken off her skirt
and was standing in her high heels, tan coloured
stockings held up by a beige coloured silk girdle. He
almost fainted but soon found himself over his
landlady’s lap where he received a dozen hard spanks on
his bare bottom.
Staring at Penelope’s legs and girdle his subsequent
masturbation didn’t last long at all. When she opened
her legs and he saw her tight white silk panties that
were snug on her pussy and where he could see the
outline of her lips he was soon groaning as his spunk
soaked the tea towel she was holding.
The following week Penelope met her sister Heather
Talbot for Sunday lunch.
‘So how’s our little friend these days? Have you worked
you’re magic on him yet?’ asked Heather. Penelope
laughed and said that he was following her around like a
little puppy dog since his last spanking.
‘He’s infatuated, do you think I should move on to phase
two?’ asked Penelope. ‘If you think he’s ready,’ said
Heather. ‘The sooner you do the sooner I can play with
‘Okay, I’ll do it on Wednesday. He comes back a little
earlier from Uni on that day,’ replied Penelope.
Penelope decided to dress as provocatively as possible
She wore a black quarter cup satin bra that pushed her
large breasts up with a matching thong. She dressed in a
tight black satin pencil skirt with a black see through
blouse. Almost black silk stockings held up by a wide
black silk suspender belt and ridiculously high black
heels. After a squirt of heady perfume she was ready for
She was standing in the hallway waiting for him as soon
as he walked in the front door. She smiled as James
gasped upon seeing what she was wearing.
‘It seems you approve of my attire. Take your stuff
upstairs and come back down and meet me in the sitting
A nervous James gingerly walked into the sitting room to
find Penelope sitting on the sofa. ‘Come here James,
come and sit beside me,’ she beckoned.
James sat next to her and she moved closer to him so
their thighs were touching.
‘You like older women, don’t you James?’ she said as she
placed a hand on his thigh. ‘Y-yes,’ answered James.
‘You like older dominant women, don’t you James?’ she
said moving her hand towards his crotch. James could
Placing her hand directly onto his erection she gave it
a squeeze and James moaned. ‘Oh I think you really like
older dominant women you naughty boy.’ she said as she
unzipped his jeans and took out his hard throbbing cock.
‘Can you imagine if I was to dominate you all the time
instead of only when you were naughty,’ she said, as she
stroked his cock up and down. James was looking at her
large creamy breasts falling out over her bra as she
Oh God, w-what do you mean?’ he moaned.
Penelope leaned towards him and whispered in his ear
seductively ‘Well I would make you suck on my extremely
large nipples, kiss my breasts and force you to do other
things that I enjoy,’ she replied still stroking him.
‘I would force your face between my thighs and order you
to pleasure me if I were to be your mistress.’ James by
now was practically hyperventilating.
‘Do you think you could do that James?’ James was a
whisker away from cumming.
‘Maybe I would tie you to my bed naked and… r**e you!
As she said that she gently bit his ear. James cock
When James had calmed down she told him to put his cum
soaked t-shirt in the washing machine and follow her.
She led him up to her bedroom.
‘Take off the rest of your clothes, that’s a good boy!’
James did as he was told. Penelope stood looking at his
‘You want this don’t you?’ she said. James nodded.
‘Good,’ she said as she unzipped her skirt and let it
fall to the floor. James groaned inwardly at the sight
of her underwear. Next she slowly undid the buttons of
her blouse and let it drop beside her satin skirt. James
marvelled at her large breasts in the satin bra. She
teasingly slipped that off to let her breasts hang free,
her large nipples erect.
‘Come here boy,’ she ordered. ‘Kneel.’
Penelope pulled James head between her thighs and
ordered him to smell her sex. ‘Take down my panties,’
she asked. James peeled them over her thighs and down
her long legs. She sat on the edge of the bed with her
‘Come on then, you know what to do!’
James nervously moved towards her sex. ‘Lick it boy!’
James began to lick the older woman’s pussy while she
gave orders to where and how hard she wanted his tongue.
Soon he was licking her to her satisfaction and when he
found her clitoris it sent her over the edge and she
came all over his face.
When she recovered she walked into her en suite bathroom
and returned with a little blue pill and a glass of
water. ‘Take this James, it’s going to be a long night.’
Soon James was on his back with his dominant landlady
riding his hard young cock. Penelope had numerous
orgasms especially when she laid back and made James
fuck her, Finally after taking her from behind they both
came in unison and collapsed on the bed. James crawled
exhausted to his own room and immediately fell into a
The next few days were relatively quiet for James as
Penelope only made him service her once. On Sunday
morning she told him that she would need his services
that afternoon and he was to report to her bedroom at
two o’clock, naked!
James knocked on the door to find a fully clothed Mrs.
Aston standing by the bed with a blue pill and a glass
of water which James duly swallowed. He was told to lie
on the bed where Penelope tied his wrists and ankles so
he was unable to move. Just then the doorbell rang and
she went down stairs to answer it. A panicky James
wondered who it could be and hoped that Mrs. Aston would
get rid of them soon as his cock had began to grow hard.
Suddenly he heard two sets of footsteps on the stairs.
When the bedroom door opened Mrs. Aston walked in with a
lady wearing a long cream coloured raincoat.
‘You remember my sister don’t you James?’ asked
‘M..Mrs. Talbot,’ gasped James.
‘Hello James, you look…’ said Mrs. Talbot as she
stared at his thick hard cock. ‘Good enough to eat.’
‘Have fun darling. That cock should stay hard for
another four hours. I’ll see you later,’ said his
landlady as she walked out of the bedroom and closed the
door behind her.
‘Well, what am I going to do with you, young man?’ said
Heather as she loosened her coat and slipped it off.
James gasped when he saw what she was wearing
underneath. Mrs. Talbot was wearing a tight black silk
corset that came up to below her naked breasts. It held
up shiny black stockings and she was wearing black high
heels. James noticed she wasn’t wearing panties and her
recently shaved sex was glistening with her juices.
She sat on the bed next to James and took hold of his
‘I knew as soon as you walked into my office that you
were a submissive little slut. It didn’t take my sister
long to break you. Now you can’t live without her
dominating your whole existence. Well the good news
young man is that you won’t be short of mature ladies
that will use and a***e you.’
She was slowly wanking James hard cock and she felt it
swell as she said that.
‘Now I think I need to cum all over that pretty little
submissive face of yours,’ said Mrs. Talbot as she
climbed on the bed and straddled his face. ‘My sister
tells me you know what to do!’
Heather fucked his face hard as his tongue sought out
her wet pussy lips and her clitoris. It didn’t take long
for her to moan and groan as her orgasm built when
suddenly she came with her juices squirting all over his
‘Good boy. That was very nice. Now let me try that cock
of yours,’ she said as she slid down the bed and impaled
herself on his erection.
As she started to ride him she said, ‘You will be used
by both me and my sister as long as you get good grades
on your course work. However if you don’t you will be
looking for other accommodation. Is that clear?’
James groaned and nodded. He was staring at her large
breasts as they heaved in front of his face.
‘And if you are a really clever boy some of our more
mature friends will pay you a visit and some can be
James laid back and thought he was in heaven as Mrs.
Talbot kept on fucking him until she came once again.
The thought of being used by the two mature sisters made
James shoot deep inside her.