Lodger Agreement
The Lodger Agreement is a licence for renting out a room in your own home in England. Because the householder lives in the property and shares living space, a lodger is a licensee rather than a tenant, and this agreement sets the arrangement out properly from day one.
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Who it is for
Homeowners in England renting a spare room to a lodger while living in the property as their only or main home.
What is inside
- Plain definitions of the room, shared areas, licence fee and deposit
- The licence terms, including access arrangements and why no tenancy is created
- Lodger and householder obligations, from cleaning and guests to gas safety and alarms
- The right to rent check the householder must complete
- Notice arrangements for ending the agreement on either side
- Schedule 1 for what the fee covers and Schedule 2 for your house rules
When to use it
- You live in the property as your only or main home and share the kitchen or bathroom with the lodger
- You are taking in a lodger for the first time and want the ground rules in writing
- You want the deposit, bills and notice arrangements agreed before the lodger moves in
Frequently asked questions
Is a lodger a tenant?
No. A lodger who shares living accommodation with a resident householder is a licensee and an excluded occupier, so the assured tenancy rules under the Renters Rights Act 2025 do not apply. This agreement reflects that.
Do I need to protect a lodger deposit in a scheme?
No. Tenancy deposit protection applies to assured tenancies, not lodger licences. This agreement still caps the deposit at the equivalent of five weeks and commits you to returning it within 14 days with an itemised list of any deductions.
How much notice do I give a lodger?
The agreement provides for written notice of at least one payment period and not less than 28 days on either side, with shorter notice only for serious breach. A court order is not normally needed once notice expires, but you must never use or threaten force.
Does the Rent a Room scheme apply?
Usually, yes. Rent a Room lets you earn up to £7,500 a year tax free from a lodger in your own home, halved where the income is shared. Check your own position against current HMRC guidance.
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