Caretaker Agreement Template for England and Wales

A Caretaker Agreement is a legally binding contract that sets out the working relationship between you as an employer and a property caretaker in England and Wales. It defines duties, compensation, hours, notice, and, where the caretaker lives on-site, the terms of the accommodation. The document protects both parties by making expectations clear and keeps the arrangement compliant with employment and housing law.

What is a live-in property caretaker agreement?

A live-in property caretaker agreement is a version of the caretaker contract where the caretaker occupies accommodation at the property (often a flat, house, lodge, or annexe) as part of the job. The accommodation is usually provided rent-free or at a reduced rent in return for the caretaking duties, which is known as a service tenancy or service occupancy. The agreement should record whether the occupation is tied to the role, what happens to the accommodation when the employment ends, and how the value of the accommodation is treated for minimum wage purposes. You can build this into the template alongside a standard employment contract so pay, duties, and living arrangements sit in one place.

When do you need this document?

You need a Caretaker Agreement when engaging someone to look after a property or estate on an ongoing basis, whether as a live-in caretaker, a resident warden, or a visiting maintenance and security provider. It suits property owners, landlords, managing agents, estates, developments, and businesses that need a single person responsible for upkeep, grounds, security, and minor repairs. The agreement is essential when the arrangement involves regular hours, specific duties, and, in many cases, accommodation, because those elements are difficult to manage informally.

Key clauses to include

A caretaker agreement should be complete before you review and sign it. The clauses that matter most are:

• Duties and scope of work, such as grounds maintenance, cleaning, minor repairs, and security checks.
• Pay, hours, and how any on-call or out-of-hours time is treated.
• Accommodation terms for a live-in caretaker, including whether it is rent-free or at a reduced rent and whether it is a service tenancy or service occupancy.
• Health and safety responsibilities, including handling chemicals, machinery, and working at height.
• The start date, notice periods, grounds for dismissal, and what happens to any tied accommodation when the role ends.
• Rights reserved by the owner, such as access to the property for inspection or to carry out repairs.
• Confidentiality where the caretaker has access to keys, alarm codes, or tenant information.

How do you create and sign the template?

Draft the caretaker agreement from the template, set the start date, then edit the duties, pay, and accommodation terms to match your property before you review and sign it. Because the document is built for England and Wales, the wording already reflects the relevant employment and housing rules rather than a generic lease. You can download the finished agreement as a Word document or sign it online.

Live-in caretaker versus a standard tenancy