Lodging: How to share a home without losing your mind

Taking in a lodger, or becoming one, can be a great move. You might be earning extra income from a spare room, or saving money on rent.

Either way, you’re sharing a home, not just signing an agreement, so it pays to get things right from the start.

If you’re taking in a lodger

Get your home ready

Before you advertise, make sure your home, not just your lodger’s room, is safe and welcoming.

Check smoke alarms, gas safety and sort out any obvious repairs before they move in.

Be clear about what you’re offering

Decide what’s included in the rent and say it upfront. This usually covers things like:

• bills and council tax
• Wi-Fi
• access to shared spaces such as the kitchen, living room or garden

Being clear now helps avoid awkward conversations later.

Tell your insurer

Most standard home insurance policies don’t automatically cover lodgers. You’ll need to tell your insurer before anyone moves in. It’s quick and could save you a lot of trouble later on.

Use the Rent a Room scheme

You can earn up to £7,500 a year tax-free by renting out a furnished room in your home.

• if you earn less than this, the tax exemption is automatic
• if you earn more, you’ll need to complete a tax return

This only applies to lodgers living in your home, not separate flats.

Find out more about Rent a Room on the government website.

Choose someone who fits your lifestyle

You’re going to be sharing space and routines. If you’re an early night, quiet-mornings person, living with someone working late-night shifts might not be the best match. Ask about their job, hobbies and lifestyle. You’re not being nosy, you’re being sensible.

Do basic checks

Before they move in, it’s a good idea to carry out some checks for peace of mind. This can include:

• references
• proof of income
• a credit check, with their permission

You’re also legally required to do a Right to Rent check to make sure they’re allowed to live in the UK.

Always have a lodger agreement

A written lodger agreement protects both of you. It should cover:

• rent and what’s included
• payment terms
• deposit details
• house rules, such as cleaning, guests and pets
• how long the arrangement will last

You can find free UK lodger agreement templates from sources like OpenRent.

If you’re the lodger

Make sure you really are a lodger

You’re usually a lodger if:

• you live with your landlord
• you share spaces like the kitchen or bathroom
• it’s their main home

This matters because lodgers have fewer rights than tenants.

Understand the trade-off

Lodging is often cheaper than renting your own place, but it comes with less security. Your landlord doesn’t have to protect your deposit and can set house rules. They can also ask you to leave with relatively short notice.

Get a written agreement

Even though it’s not legally required, you should always ask for one. It should clearly say:

• how much rent and deposit you’ll pay
• how rent increases work
• how long you’re staying  and whether it’s fixed term or rolling

Having this in writing can save a lot of stress later.

Your key rights as a lodger

Your room is your space

If you have your own room, your landlord shouldn’t enter it without your permission. They can only go in if:

• you’ve agreed they can, for example, to do the cleaning
• repairs are needed
• there’s an emergency

You can put a lock on your door, as long as you don’t cause damage.

Rent increases

Your rent should be agreed before you move in.

• with a fixed-term agreement, rent can’t increase unless you agree or the agreement allows it
• with a rolling agreement, rent can be increased at any time

If you don’t agree, your landlord may ask you to leave.

Deposits

You’ll usually pay a deposit, often up to around five weeks’ rent. You should get it back when you move out, but deductions can be made for things like unpaid rent, damage or cleaning.

It’s a good idea to ask for an inventory of your room, and any shared spaces when you move in, as it might help avoid disagreements later. 

Being asked to leave

If you share living space with your landlord, you’re usually an excluded occupier, aka a lodger. This means they only need to give ‘reasonable notice’, often the same length as your rent period.

If you don’t share living space, you may have more protection and a court order could be required to evict you.

Whether you’re hosting or lodging, the golden rule is the same: be clear, be fair and put everything in writing. Do that, and sharing a home can work really well for everyone.