Lodger Agreement Template for the UK

Use a lodger agreement when you plan to rent out a room in your home while continuing to live there. Put it in writing as soon as you've found someone to move in, so both the homeowner and lodger know where they stand and misunderstandings are avoided before they arise.

A written agreement between landlord and lodger is especially useful when you share facilities like kitchens and bathrooms, because it defines which spaces are private and which are shared. It also helps when renting to friends or family, where clear terms keep the relationship healthy. Before a lodger moves in, many homeowners run basic checks such as references or right-to-rent confirmation, and the signed agreement supports that record. Setting out whether the lodger needs permission to have overnight guests, when the landlord can enter the room, how the lodger will pay rent, and how much notice either side must give removes the most common sources of friction. If the arrangement ever needs to end, the agreed notice period sets out how either side gives notice.

Renting a room can also affect your tax position. Under the government's Rent a Room Scheme, a resident homeowner in England and Wales can earn a set amount of rental income tax-free each year, and a clear record of rent received helps you report it correctly. If you claim certain benefits, taking in a lodger may affect what you receive, so it's worth checking before someone moves in.

• Lodger Rental Agreement: Basic agreement covering rent, bills, and house rules - ideal for straightforward room rentals
• Room Licence Agreement: More formal version emphasizing the owner's right to access and limited lodger rights
• Boarder Lodger Agreement: Includes meals and additional services like cleaning - common in guest houses or when providing extra amenities

• Homeowners and resident landlords: Create and enforce the terms, keeping control of their property while generating rental income
• Lodgers: Sign to secure their right to occupy a room and use shared facilities in the owner's home
• Property agents: Often help draft the terms and match lodgers with homeowners
• Legal advisors: Review the terms to confirm compliance with housing law and protect client interests
• Insurance companies: Ask for a proper signed record before providing appropriate cover for both parties

• Property details: Note which rooms and facilities are shared or private, plus any parking or garden access
• Rental terms: Decide the monthly rent, payment dates, and deposit arrangements
• House rules: List key rules about guests, noise, cleaning duties, and shared facility usage
• Personal information and checks: Gather full names, contact details, and ID verification for all parties, and record any reference or right-to-rent checks
• Service inclusions: Specify which bills are included and how extra services like cleaning will work
• Notice periods: Set clear timeframes for ending the arrangement from either side
• Deposit handling: Record how any deposit is held and returned. Because a lodger is an excluded occupier, a resident homeowner does not have to protect the deposit in a government-backed deposit scheme the way a landlord must under an assured shorthold tenancy, but it still helps to agree the terms in writing

• Party Details: Full names and contact information of homeowner and lodger, plus property address
• Room Description: Specific details of the room and facilities included in the agreement
• Payment Terms: Rent amount, due dates, deposit details, and how the lodger should pay rent and which bills are shared
• Duration: Start date and agreement length, plus notice period requirements
• House Rules: Clear terms about guests, noise, cleaning, and shared space usage
• Access Rights: The homeowner's right to enter the room with reasonable notice. Setting out when the landlord can enter avoids disputes, since a resident homeowner keeps reasonable access to all rooms
• Termination Clause: Conditions for ending the agreement and deposit return terms

A lodger agreement differs from an agency agreement in several ways, though both involve property. Lodger agreements govern the direct living arrangement between a homeowner and a lodger. Agency agreements establish a professional relationship between property owners and agents who manage their properties.

Because a lodger is an excluded occupier, ending the arrangement is more straightforward than eviction of a tenant: the homeowner gives the agreed notice, and no formal court order is required to ask the lodger to leave. Setting the notice period out clearly in the agreement removes doubt for both sides.

For related documents, see our tenancy agreement templates if you are letting a whole property rather than a room in your own home.