(England & Wales)
Create your lodger agreement with room details, rent terms, deposit arrangements, shared area rules, and notice periods.
Professionally drafted — structured following UK housing law for resident landlords in England and Wales.
Download a professionally drafted Lodger Agreement template for resident landlords letting spare rooms. Also known as Room Rental Agreement, Lodging Agreement, or Room Let Agreement. Covers accommodation details, rent and payment terms, deposit arrangements, shared area rules, utilities costs, house rules, notice periods, and lodger rights. Structured following Protection from Eviction Act 1977 and relevant housing law for England and Wales.
Whether you prefer step-by-step guidance or a traditional form, both methods produce the identical professionally-formatted lodger agreement. Choose the style that suits you.
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Get our Complete Residential Landlord Pack — includes Lodger Agreement, AST, Inventory, Deposit Protection, and more in one complete bundle.
Resident landlords who live in their property and rent out spare rooms to lodgers — the most tax-efficient way to generate rental income from your home.
A written agreement setting out the terms between a resident landlord and lodger, covering rent, deposit, shared area rules, utilities, and notice periods.
A lodger agreement is a contract between a resident landlord and a lodger who lives in the landlord's home and shares living space (such as kitchen, bathroom, or living room). Unlike tenancies, lodgers are "excluded occupiers" with minimal legal protection, meaning you can ask them to leave with reasonable notice without a court order.
Use this agreement when you're a resident landlord letting a room in your main home while continuing to live there. You must share living space — if the lodger has a self-contained flat with their own bathroom and kitchen, they're a tenant, not a lodger, and need an AST.
Our lodger agreement is professionally drafted to protect resident landlords while setting clear expectations for lodgers.
Without written terms, disputes arise over rent amounts, notice periods, deposit deductions, house rules, and utility costs. Poor documentation may accidentally create tenancy rights rather than lodger status.
A written agreement helps both parties. It proves the lodger is an excluded occupier (not a tenant), documents rent terms, establishes house rules, and provides evidence if disputes arise. Most importantly, it helps reduce the risk of lodgers claiming tenancy rights by clarifying you live in the property and share living space.
A £10 lodger agreement helps avoid expensive disputes and safeguards your home.
Comprehensive documentation covering rent terms, deposit arrangements, house rules, shared space usage, utilities, notice periods, and excluded occupier status confirmation.
Professional, comprehensive, and designed for resident landlords.
Related documents: Resident landlords taking in lodgers may also need an Inventory & Schedule of Condition.
Avoid critical errors including confusing lodgers with tenants, not documenting resident landlord status, vague notice periods, missing house rules, and unclear utility arrangements.
Our template helps you avoid these mistakes with proper legal drafting for resident landlords.
Take deposit and provide written receipt. Complete inventory with lodger present. Exchange keys and document. Confirm house rules verbally. Set up standing order for rent payments. Check right to rent documents. Sign agreement before move-in day.
Yes. Unlike tenants, lodgers are excluded occupiers with no Protection from Eviction Act 1977 rights.
You only need to give reasonable notice (matching the rent payment period), and once that expires, you can change the locks.
No court order, no bailiffs, no possession proceedings required.
No. The Housing Act 2004 deposit protection rules only apply to assured shorthold tenancies, not lodger agreements.
However, you should still document the deposit amount, what it covers, and conditions for return to avoid disputes.
Whatever your agreement states. If no notice period is specified, reasonable notice applies — typically matching the rent payment period.
So weekly rent means one week's notice, monthly rent means one month.
Always give notice in writing.
A lodger lives in your home and shares living space with you. A tenant has exclusive possession of their space.
The key test is whether you live in the property as your main home.
Lodgers have far fewer legal protections than tenants.
Yes. The Rent-a-Room scheme lets you earn up to £7,500 per year tax-free from letting a furnished room in your main home.
This applies automatically — you don't need to register.
Income above this threshold is taxable in the normal way.
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£10 one-time. That's it. No subscriptions, no recurring fees, no "free trial" traps.
Here's what we don't do: Other sites advertise "free templates" — you spend 15 minutes filling one in, then they demand your card for a "free trial" that charges £35–£42/month when you forget to cancel. Worse, many are US-based and won't hold up under UK law. (Read about the scam)
We're different: £10 upfront for the document you actually need. Build it, preview it, pay only when you're happy. Own it forever with free lifetime updates. Based on UK law. No subscription fatigue.
Resident landlords taking in lodgers typically need these related documents:
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