What is a Lodger Agreement?
A Lodger Agreement is a written agreement between someone who lives in their own home and a person who rents a room in it. The lodger has their own bedroom but shares parts of the home, such as the kitchen, bathroom or living room, with you.
Legally it is usually a licence to occupy rather than a tenancy. The lodger has your permission to live in your home but does not get exclusive possession of it, and you keep the right to use the shared areas and, within reason, to enter their room.
This guide covers England. Wales, Scotland and Northern Ireland have their own rules, so check the local position if your home is there.
Lodger or tenant: why it matters
Most people who rent a home from a private landlord in England have an assured tenancy, with strong protections under the Housing Act 1988 and the Renters' Rights Act 2025. A lodger who lives with a resident landlord is not an assured tenant, so those tenancy rules generally do not apply.
Someone is usually a lodger, and an excluded occupier, when:
- You live in the property as your only or main home, both when they move in and while they stay
- They share the kitchen, bathroom or other living space with you or a member of your family
- They rent a room in your home, not a separate self-contained flat
If the person has a self-contained part of the house, or you do not share any living space, they may have more rights than a lodger. Calling the document a Lodger Agreement does not change what the arrangement really is, so take advice if your set-up is unusual.
What to include
A clear Lodger Agreement prevents most disagreements before they start. Make sure yours covers:
- Your name, the lodger's name and the address of your home
- Which room the lodger has and which areas and facilities they can share
- The rent, how often it is paid, the due date and how to pay
- Whether bills such as energy, water, internet and council tax are included
- The deposit, if any, and the conditions for returning it
- House rules on guests, overnight visitors, smoking, pets, noise and cleaning
- When you can enter the lodger's room, for example to clean or carry out repairs
- The notice either of you must give to end the agreement
- Signatures and dates from both of you
Rent, deposit, bills and tax
You and your lodger agree the rent between you. Many households include bills in the rent to keep things simple. If you do not, say exactly which bills the lodger pays and how they are shared.
The tenancy deposit protection schemes used for assured shorthold tenancies generally do not cover lodgers, so you do not usually have to register a lodger's deposit. Write down the amount, what it can be used for and when you will return it, and record the condition of the room at the start. Rules on letting fees and deposit caps can still affect lettings in England, so check the current gov.uk guidance before charging any fee or a large deposit.
Under the government's Rent a Room scheme you can currently earn up to £7,500 a year from letting furnished accommodation in your main home without paying income tax on it, or half that if someone else also receives rent from the same property. Check the latest threshold and how to claim on gov.uk, and speak to an accountant if your situation is complex.
Taking in a lodger can also affect a single person council tax discount, some benefits, your mortgage and your home insurance. Tell your lender and insurer, and your landlord or freeholder if you rent or own a leasehold home, before the lodger moves in.
Ending the agreement
Because a lodger who shares your home is an excluded occupier, you do not need a court order to end the arrangement. You must give reasonable notice, which usually matches the rent period: a week if the rent is paid weekly, a month if it is paid monthly. Your agreement can set a longer notice period.
Notice does not have to be in writing, but a written notice with the date the lodger must leave avoids arguments later. Once the notice period has ended you can change the locks on the lodger's room, even if their belongings are still there, but you must give their belongings back to them.
You must never use or threaten violence to remove a lodger. If they refuse to leave, or if you are not sure they are a lodger at all, speak to a solicitor before you act.
Checks before your lodger moves in
- Right to rent: in England you must check that an adult lodger has the right to rent in the UK before the agreement starts, and keep a copy of the documents you checked
- Gas safety: gas appliances the lodger can use need a safety check every year by a Gas Safe registered engineer
- Fire safety: make sure there are working smoke alarms and a safe way out in case of fire
- Number of lodgers: if you plan to take in more than two lodgers, ask your council whether licensing rules for houses in multiple occupation apply
This guide is general information for England, not legal advice. Wales has its own system under the Renting Homes (Wales) Act 2016, and Scotland and Northern Ireland have separate rules. For the current official guidance see gov.uk, and speak to a solicitor if your arrangement does not fit the usual lodger pattern.