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UK Lodger Agreement Compliance Checklist
Create a lodger agreement that protects both homeowner and lodger with clear terms. This interactive checklist covers homeowner and lodger details, room specifications, rent and deposit provisions, bills and utilities, house rules, obligations for both parties, termination procedures, and proper execution. This checklist covers 67 compliance points. The template handles all of them automatically.
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How to Use This Checklist
Click each checkbox to mark items as complete. Your progress is automatically saved to your browser. Use this checklist to verify every requirement before, during, and after creating your lodger agreement.
✅ Lodger vs Tenant - Key Difference
Lodger: Lives with the homeowner who remains in residence. Has a licence to occupy, NOT a tenancy. The homeowner can ask them to leave with reasonable notice.
Tenant: Has exclusive possession of all or part of the property. Protected by Housing Act. Requires formal eviction procedures.
Why it matters: Using the wrong agreement gives unwanted legal protections or leaves you exposed.
⚠️ Critical Requirements for Lodger Agreements
📋 Written Agreement: While verbal agreements can work, written terms prevent disputes and prove what was agreed.
💰 Rent Clarity: State exact amount, when due, how paid, and what's included (or not).
🔑 House Rules: Cover guests, smoking, pets, quiet hours, kitchen/bathroom use - prevents 90% of disputes.
📝 Notice Period: Agree reasonable notice (typically 1 week to 1 month) for both parties.
👤 Right to Rent: You must check the lodger's right to rent in England (not required in Wales/Scotland).
🔵 Understanding Importance Levels
🔴 Critical: Should have — protects legal position
🟡 Important: Should have — prevents common disputes
🔵 Recommended: Nice to have — best practice for clarity
UK Lodger Agreement Compliance Checklist
67 Points | www.templatesuk.com
1. Homeowner Details (5 items)
Homeowner's Full Legal Name
Your complete legal name as shown on the property deeds or tenancy. This identifies who is granting the licence to occupy.
🔴 Critical
Property Address
Full address of the property where the lodger will reside. Include house number, street, town/city, and postcode.
🔴 Critical
Homeowner Contact Details
Phone number and email address for day-to-day communication. Essential for reporting issues, arranging access, and general contact.
🟡 Important
Mortgage Lender Notification?Most mortgages require permission to take in lodgers. Check your mortgage terms - some lenders allow it automatically, others need written consent. Failure to notify could breach your mortgage conditions. Buy-to-let mortgages usually don't allow live-in landlords.
If property is mortgaged, confirm whether lender has been notified or permission obtained. Some mortgages prohibit or restrict taking in lodgers.
🟡 Important
Insurance Status?Standard home insurance often excludes lodgers. Contact your insurer to declare you're taking in a lodger - they may charge extra or exclude certain claims. Contents insurance for lodger's belongings is their responsibility, not yours.
Confirm home insurance covers having a lodger. Many policies require notification or have specific lodger exclusions that could void your cover.
🟡 Important
2. Lodger Details (5 items)
Lodger's Full Legal Name
Complete legal name of the person who will be living in your property. Should match their ID documents exactly.
🔴 Critical
Lodger Contact Details
Phone number and email address. Useful for communication before move-in and if they move out owing money or causing damage.
🟡 Important
Previous Address
Where the lodger currently lives or most recently lived. Helps establish their background and can be useful for reference purposes.
🔵 Recommended
Right to Rent Check (England)?In England, you must check every adult lodger has the right to rent BEFORE they move in. Check passport, visa, or BRP card. Keep copies for at least one year after they leave. Penalties up to £3,000 per lodger for non-compliance. Not required in Wales or Scotland.
In England, you must verify the lodger has the legal right to rent before they move in. Check valid ID documents and keep copies. Civil penalties apply for non-compliance.
🔴 Critical
Emergency Contact
Name and contact details of someone to reach in an emergency. Useful if lodger becomes ill, has an accident, or in case of other emergencies.
🔵 Recommended
3. Room and Property Details (6 items)
Room Description?Be specific: "The front bedroom on the first floor" not just "a room". If the room has a number or name, use it. This prevents any dispute about which room they're entitled to occupy.
Clear identification of the room the lodger will occupy. Include location within property (e.g., "front bedroom on first floor") and approximate size if helpful.
🔴 Critical
Furniture and Contents Provided
List furniture and items included with the room: bed, wardrobe, desk, chair, bedding, etc. Attach inventory with photos for valuable items.
🟡 Important
Shared Facilities Access?Common shared areas: Kitchen (cooking, fridge space, cupboard), bathroom (times, cleaning rota), living room (TV use, guests), hallway, utility room (washer/dryer use). Be specific about what's shared and any restrictions.
Specify which areas the lodger can use: kitchen, bathroom(s), living room, dining room, utility room. State if any areas are off-limits.
🔴 Critical
Storage Space
Allocated storage areas beyond the room: kitchen cupboard, fridge shelf, bathroom cabinet, garage space, loft access. Prevents disputes over space usage.
🔵 Recommended
Parking Arrangements
If applicable, state whether parking is included, location of allocated space, any permits required, or restrictions on vehicle types.
🔵 Recommended
Garden Access
Confirm whether lodger can use garden/outdoor space. Include any restrictions (e.g., no BBQs, no pets in garden, quiet after 9pm).
🔵 Recommended
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4. Term and Duration (4 items)
Agreement Start Date
The date the lodger will move in and the agreement begins. This is when rent becomes payable and their rights to occupy start.
🔴 Critical
Fixed or Periodic Term?Fixed term: Set period (e.g., 6 months) - neither party can end early except by agreement. Periodic: Rolling (e.g., month-to-month) - either party can give notice at any time. Most lodger agreements are periodic for flexibility.
Specify whether agreement is for a fixed term (e.g., 6 months) or periodic (rolling weekly/monthly). Fixed terms provide certainty; periodic terms offer flexibility.
🔴 Critical
End of Fixed Term Handling
If fixed term, state what happens when it ends: automatic periodic continuation, renewal required, or automatic termination unless extended.
🟡 Important
Minimum Commitment Period
If periodic, consider whether there's an initial minimum stay (e.g., first 3 months). This protects against very short stays that aren't worth the setup effort.
🔵 Recommended
5. Rent Provisions (6 items)
Rent Amount?Rent-a-Room Scheme: If you're a live-in landlord, you can earn up to £7,500/year tax-free from letting furnished rooms. Above this threshold, you pay tax on the excess. Keep records of rent received for HMRC.
State the exact rent amount in pounds. Be clear whether this is weekly, monthly, or another period. Example: "£600 per calendar month" not just "£600".
🔴 Critical
Payment Frequency
How often rent is paid: weekly, fortnightly, monthly, or another period. Monthly (calendar month) is most common. Align with lodger's pay cycle if possible.
🔴 Critical
Rent Due Date
The specific day rent must be paid: e.g., "1st of each month" or "every Monday". Be precise to avoid disputes about late payment.
🔴 Critical
Payment Method
How rent should be paid: bank transfer (include account details), standing order, cash, cheque. Bank transfer with standing order is safest - creates automatic payment record.
🟡 Important
First Payment Details
Specify what's due before or at move-in: first week/month rent, deposit, any pro-rata amount if starting mid-period. Clarify total amount and due date.
🟡 Important
Rent Review Clause?Consider: How much notice before increase? How often can rent increase? Any cap on increase amount? For periodic agreements, a simple clause might be: "Rent may be reviewed annually with at least 1 month's written notice."
If long-term arrangement expected, include provision for future rent increases: how much notice required, how often can rent be reviewed, any limits on increase percentage.
🔵 Recommended
6. Deposit Provisions (5 items)
Deposit Amount?Lodger deposits DON'T need to be protected in a government scheme - that's only for tenants. However, you should still be reasonable. Typical amount: 2-4 weeks rent. Too high = puts off good lodgers. Too low = doesn't cover potential damage.
State the deposit amount. Unlike tenants, lodger deposits don't require protection in a government scheme. Typical amount is 2-4 weeks rent equivalent.
🟡 Important
When Deposit Payable
When the deposit must be paid: upon signing, before move-in, at move-in. Most homeowners require deposit before handing over keys.
🟡 Important
Deduction Circumstances?Common legitimate deductions: Damage beyond normal wear (stains, burns, broken items), unpaid rent, cleaning if left in poor state, missing items from inventory, unreturned keys. NOT legitimate: Normal wear, professional cleaning when left clean, minor marks.
List what deposit can be used for: unpaid rent, damage beyond normal wear and tear, cleaning costs if left in poor condition, missing items, replacement keys.
🔴 Critical
Deposit Return Process
How and when deposit will be returned: typically within 7-14 days of leaving, after inspection, minus any legitimate deductions. State payment method for return.
🟡 Important
Inventory Reference
Reference to check-in inventory that records room condition and contents at start. Photos with dates are invaluable for deposit disputes. Both parties should sign inventory.
🟡 Important
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7. Bills and Utilities (5 items)
Bills Included in Rent?Common inclusions: Electricity, gas, water, council tax, TV licence, WiFi. Be specific - "all bills" is vague and causes disputes. If included, consider setting a "fair usage" limit to prevent excessive consumption.
List which utilities are included in the rent: electricity, gas, water, council tax, TV licence, internet. Being specific prevents misunderstandings and disputes.
🔴 Critical
Bills NOT Included
Clearly state what lodger pays separately: phone, personal streaming subscriptions, specialist TV packages, excessive utility usage, parking permits.
🟡 Important
WiFi/Broadband Access
Confirm internet is provided. Include network name and password, or explain how they'll receive access details. Note any usage restrictions (e.g., no torrenting, no illegal downloads).
🟡 Important
Council Tax Position?If you live alone, you get 25% single person discount. Taking in a lodger may affect this - check with your council. Some lodgers don't count (students, severe mental impairment). Lodger generally doesn't pay council tax directly - homeowner remains liable.
Clarify council tax responsibility. Usually the homeowner pays, but taking in a lodger may affect your single person discount. Confirm position with your local council.
🟡 Important
Fair Usage Expectations
If bills included, consider setting reasonable usage expectations. Example: "Normal domestic use expected. Excessive usage (e.g., cryptocurrency mining, running business equipment) may incur additional charges."
🔵 Recommended
8. House Rules (10 items)
Guest Policy?Be clear: Can they have visitors? During what hours? How many? Must they inform you? Common approaches: "Occasional visitors during reasonable hours - please inform me in advance" or "No visitors without prior agreement" for stricter approach.
Set expectations for visitors: are guests allowed, during what hours, how many, must homeowner be informed? Clear rules prevent awkward situations.
🔴 Critical
Overnight Guests?This is separate from daytime visitors. Options: "No overnight guests", "Occasional with advance notice", "Partner may stay X nights per week". If allowing, note it shouldn't become de facto additional occupancy.
Specify rules for overnight guests separately from daytime visitors. Include any limits on frequency, advance notice required, and that it shouldn't become regular additional occupancy.
🔴 Critical
Smoking Policy
State whether smoking is permitted: completely prohibited, allowed outside only, allowed in bedroom only with window open, or other restrictions. Include vaping if relevant.
🔴 Critical
Alcohol and Drugs
Set expectations: most allow moderate alcohol, but you may want rules about excessive drinking in communal areas. Illegal drugs should always be prohibited.
🟡 Important
Pets Policy
Clearly state whether pets are allowed. If yes, specify types permitted (e.g., small caged animals only), where pets can go, and any additional deposit requirements.
🔴 Critical
Quiet Hours
Establish quiet periods: typically 10pm-8am on weekdays, later at weekends. Include expectations about loud music, TV volume, phone calls, and visitors during these hours.
🟡 Important
Kitchen Use Rules?Common rules: Clean up immediately after cooking, label food in fridge, allocated cupboard/shelf space, no leaving dishes overnight, take turns cleaning, don't use others' food without asking. Being specific prevents most kitchen disputes.
Set kitchen expectations: cooking hours, cleaning up after use, food storage (allocated shelf/cupboard), use of homeowner's equipment, shared grocery arrangements if any.
🟡 Important
Bathroom Use
If sharing bathroom: morning routine times (avoid clashes), keeping it clean after use, personal items storage, ventilation after showers, who buys toilet paper and cleaning supplies.
🟡 Important
Communal Area Use
Rules for living room, dining room, garden: can lodger use freely or by arrangement, TV remote control etiquette, tidying up, eating meals in communal areas.
🔵 Recommended
Laundry Arrangements
Who can use washer/dryer, when, how often. Include any expectations about hanging washing (inside/outside), drying time limits, and who provides detergent.
🔵 Recommended
9. Homeowner Obligations (5 items)
Provide Habitable Accommodation
Confirm the room is fit for habitation: weatherproof, properly heated, with working electricity and access to bathroom facilities. Basic implied term for any accommodation arrangement.
🔴 Critical
Maintain and Repair Property?You're responsible for: Structure, roof, walls, external doors/windows, heating system, plumbing, electrical systems, supplied appliances. Lodger is responsible for: Their own belongings, minor issues they cause, keeping their room clean. Grey area: Light bulbs - usually lodger in their room, homeowner in communal areas.
Commit to keeping the property in good repair. This includes the structure, heating, plumbing, electrical systems, and any appliances you provide. Repair reasonable faults within reasonable time.
🔴 Critical
Respect Lodger's Privacy
While you can enter their room (unlike a tenant's), good practice is to give reasonable notice except emergencies. State your expectations: knock before entering, give notice for cleaning, etc.
🟡 Important
Provide Keys
Confirm you'll provide keys: front door, room key (if applicable), any other relevant keys. State how many sets and what happens if keys are lost (replacement cost).
🟡 Important
Insurance Responsibility Clarity
Clarify that your buildings/contents insurance covers your property, but lodger is responsible for insuring their own belongings. Recommend they get contents insurance for their possessions.
🔵 Recommended
10. Lodger Obligations (5 items)
Pay Rent on Time
Lodger must pay agreed rent on the due date. Late payment is a breach of agreement. Specify any grace period and consequences of persistent late payment.
🔴 Critical
Comply with House Rules
Lodger agrees to follow all house rules set out in the agreement. Persistent or serious breach may be grounds for termination.
🔴 Critical
Keep Room in Good Condition
Lodger must keep their room clean and tidy, report any damage or faults promptly, and not make alterations without permission. Return room in same condition as found (fair wear excepted).
🟡 Important
Report Damage Promptly?Lodger should report problems immediately - small leaks become big damage if ignored. Make it easy: give them your phone number and encourage them to report anything that seems wrong. Quick reporting saves money for everyone.
Lodger must notify homeowner of any damage, defects, or maintenance issues as soon as they become aware. Delayed reporting that worsens damage may be charged to lodger.
🟡 Important
Use Property Responsibly
Lodger must use the property responsibly: no illegal activities, no nuisance to neighbours, no sub-letting their room, no running a business without permission.
🟡 Important
11. Termination and Notice (5 items)
Notice Period Required?Unlike tenants, lodgers have no statutory minimum notice - you agree what's reasonable. Common: 1 week for weekly rent, 1 month for monthly rent. Can be different for each party (e.g., homeowner gives 1 month, lodger gives 2 weeks). Be clear about what works for you.
Specify notice period for both parties to end the agreement. Common periods: 1 week for weekly rent, 1 month for monthly rent. Can be different for homeowner and lodger if agreed.
🔴 Critical
How Notice Must Be Given
State how notice should be given: in writing, by email, by text message. Recommend written/email for proof. Specify when notice period starts counting.
🟡 Important
Immediate Termination Grounds?Serious breaches allowing immediate termination: Non-payment of rent, illegal activity on premises, violence/threats, serious damage to property, harassment of homeowner, persistent breach of house rules after warning. Document everything before asking them to leave immediately.
List circumstances where agreement can end immediately without notice: violence, illegal activity, serious property damage, persistent rent arrears, harassment. Protects homeowner from serious issues.
🔴 Critical
Return of Keys
Lodger must return all keys on the day they leave. Specify consequences if keys not returned (e.g., cost of changing locks deducted from deposit).
🟡 Important
Condition at Departure
Room should be left clean and clear of lodger's belongings. State what happens to items left behind (held for X days then disposed of). Final inspection process.
🟡 Important
12. Execution and Signatures (6 items)
Homeowner Signature
Homeowner (or authorised person) must sign the agreement. Include printed name below signature for clarity.
🔴 Critical
Lodger Signature
Lodger must sign the agreement. Include printed name below signature for clarity. Signature confirms they've read, understood, and agree to all terms.
🔴 Critical
Date of Agreement
Date the agreement is signed. This may differ from the start date (move-in date). Both dates should be clearly recorded.
🔴 Critical
Copies for Both Parties
Both homeowner and lodger should have a signed copy. Keep originals safely stored. Digital copies (scanned/photographed) are acceptable as backup.
🟡 Important
Inventory Attached
Attach signed inventory listing room contents, condition, and any existing damage. Take dated photos. Both parties sign to confirm accuracy. Essential for deposit disputes.
🟡 Important
Right to Rent Evidence Filed?In England, keep copies of documents checked for at least 1 year after lodger leaves. Record: Document type, reference numbers, date of check. If follow-up check needed (time-limited right), diary it. Home Office can ask for evidence.
In England, keep copies of Right to Rent documents checked and record date of check. Retain for at least 1 year after lodger leaves in case of Home Office enquiry.
🔴 Critical
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Next Steps
Now that you've reviewed the compliance checklist, you have two options:
✅ Use Our Ready-Made Template
Create your lodger agreement with our professionally drafted template. Covers all 67 compliance points with room details, rent provisions, house rules, and proper execution clauses. Available in both Smart Interview (guided) and Classic Editor (direct editing) modes for just £10. Preview the full template with watermark before you buy. Get the template →
📝 Create Your Own Agreement
Use this checklist as your guide, but remember omissions can cause disputes — unclear house rules lead to disagreements, vague notice terms cause confusion, missing Right to Rent checks carry fines up to £3,000 in England.
🔗
Official Government Resources
Frequently Asked Questions
General information about lodger agreements in England & Wales
Do I need a solicitor for a lodger agreement?
No. This is a simple agreement form - complete it, both parties sign, and it's done. Lodger agreements are straightforward licence agreements, not complex tenancies. No solicitor fees needed.
What's the difference between a lodger and a tenant?
A lodger lives with the homeowner who remains in residence and shares facilities. They have a licence to occupy, not a tenancy. A tenant has exclusive possession and is protected by the Housing Act with formal eviction procedures. Lodgers can be asked to leave with reasonable notice.
Do I need to protect the lodger's deposit?
No. Deposit protection schemes only apply to assured shorthold tenancies. Lodger deposits don't need to be registered with a government scheme. However, you should still keep the deposit safe and return it fairly at the end of the arrangement.
Do I need to do Right to Rent checks?
In England, yes. You must check every adult lodger has the right to rent before they move in, even in your own home. This doesn't apply in Wales or Scotland. Penalties for non-compliance can be up to £3,000 per lodger.
How much notice do I need to give a lodger?
There's no statutory minimum - it's whatever you agree in your lodger agreement. Reasonable notice is typically the rent payment period (e.g., one week for weekly rent, one month for monthly rent). For serious breaches, you may be able to ask them to leave immediately.
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Disclaimer: This checklist is for general informational purposes only and does not constitute legal advice. While we strive to keep information accurate and up to date, the law is complex and subject to change. Every situation is unique. Last updated: May 2026.