Room Let Agreement Template UK (Lodger Agreement) – What You Need to Know

If you’re thinking about renting out a room in your property or need to rent one yourself, having the right agreement in place is essential. But with different types of room rental agreements available, it can be confusing to know which one you need and what should be included.

Whether you’re a homeowner looking to earn extra income from a spare room, a landlord renting out individual rooms, or a tenant wanting to sublet, understanding the basics of room let agreements will help protect your interests and avoid legal problems.

This guide explains the different types of room rental agreements in the UK and what you need to include to stay on the right side of the law.

What is a Room Let Agreement?

A room let agreement is a legal contract between someone who owns or rents a property and someone who wants to rent just a room within that property. It sets out the terms and conditions for the room rental, including rent, responsibilities, and house rules.

However, the type of agreement you need depends on your situation:

Lodger Agreement: Used when you live in the property and rent out a spare room Room-Only Tenancy: Used when you don’t live in the property but want to rent out individual rooms Room Rental Agreement: Used when a tenant wants to sublet their room to someone else

Getting the right type of agreement is important because each one has different legal implications and protections.

Lodger Agreement vs Room Let Agreement

What is a Lodger Agreement?

A lodger agreement is used when you live in a property as your main home and want to rent out a spare room to someone who will share the house with you.

When to use a lodger agreement:

You live in the property as your main residence
You’re renting out one or more spare rooms
You’ll share common areas like the kitchen, bathroom, or living room
You want to keep control over your home

Key features:

Creates a “licence to occupy” not a tenancy
Easier to end the arrangement
No need for court orders to evict
You can claim up to £7,500 tax-free per year under the Rent a Room Scheme

What is a Room-Only Tenancy?

A room-only tenancy is used when you don’t live in the property but want to rent out individual rooms rather than the whole house to a group of people.

When to use a room-only tenancy:

You don’t live in the property
You want each person to be responsible only for their own room
You want to avoid joint tenancy complications
Each room will have its own separate agreement

Key features:

Each room has its own Assured Shorthold Tenancy (AST)
Tenants have full legal rights
Requires formal eviction procedures
Deposits must be protected in government schemes

Do I Need a Room Let Agreement?

You Need a Lodger Agreement If:

You live in the property as your main home
You want to rent out spare rooms while continuing to live there
You’ll share facilities like kitchen and bathroom with the lodger
You want simple arrangements that are easy to change
You want to benefit from the Rent a Room tax allowance

You Need a Room-Only Tenancy If:

You don’t live in the property
You own a house and want to rent out individual rooms
You want each tenant to be responsible only for their own space
You’re happy to give tenants exclusive use of their rooms
You want to avoid problems with joint tenants

You Need Permission If:

You’re a tenant yourself and want to sublet a room
Your lease doesn’t allow subletting
You’re a leaseholder and your lease restricts lodgers
You have a mortgage and need lender approval

What Should Be Included in a Room Let Agreement?

Basic Information

People Involved:

Full names and addresses of everyone
Contact details including phone numbers
Emergency contact information

Property Details:

Full address of the property
Which room is being rented
What shared areas can be used (kitchen, bathroom, living room)
Any areas that are private or off-limits

Money Matters:

How much rent/licence fee per week or month
When rent is due and how to pay
How much deposit is required
Who pays for utilities and bills

Terms and Conditions

How Long:

Start date of the agreement
End date if it’s for a fixed period
How much notice either party needs to give to end it

House Rules:

Whether guests are allowed and for how long
Rules about noise, especially quiet hours
Whether pets are allowed
Smoking policy
Use of shared areas

Responsibilities:

Who cleans what areas
Who pays for damage
How to report repairs
Who buys household supplies

Legal Requirements

For All Agreements:

Right to Rent checks must be completed
Gas and electrical safety certificates
Basic fire safety measures

For Room-Only Tenancies:

Deposit protection in government-approved scheme
Providing required documents like How to Rent guide
Energy Performance Certificate

How Much Should I Charge for a Room?

Setting the Right Rent

Research Local Prices:

Check similar rooms in your area on SpareRoom, Rightmove, or Zoopla
Consider what’s included (bills, internet, furnishing)
Factor in the size and condition of the room

What to Include:

Some landlords include all bills in the rent
Others charge separately for utilities
Consider including internet and TV licence
Be clear about what’s included and what isn’t

For Lodger Agreements:

Remember you can earn up to £7,500 tax-free per year
This works out to about £625 per month
If you earn more, you’ll need to pay tax on the excess

Common Mistakes to Avoid

Using the Wrong Type of Agreement

Don’t Use a Lodger Agreement If:

You don’t live in the property
You only visit occasionally
The property isn’t your main home

Don’t Use a Room Tenancy If:

You live in the property full-time
You want to keep things simple
You share living space with the occupant

Missing Important Terms

Always Include:

Clear description of what areas can be used
Exactly what’s included in the rent
House rules about guests, noise, and cleanliness
How much notice is needed to end the agreement

Common Problems:

Not being clear about shared areas
Forgetting to mention utility costs
No rules about overnight guests
Unclear cleaning responsibilities

Legal Problems

For Lodger Agreements:

Forgetting to check Right to Rent
Not understanding that lodgers have fewer rights
Trying to use tenancy laws for lodgers

For Room Tenancies:

Not protecting deposits properly
Missing required documents
Using wrong eviction procedures

Where to Get Room Let Agreement Templates

Free Templates

Online Sources:

SpareRoom offers agreements for £7.50
Some legal websites provide basic templates
Citizens Advice has guidance
Government websites have sample clauses

What to Look For:

Templates that match your situation (lodger vs tenant)
Recent updates for current law
Clear language that’s easy to understand
Guidance on how to complete them

Paid Templates

Professional Templates:

Usually more comprehensive
Often include guidance notes
Updated regularly for law changes
May include customer support

Typical Costs:

Simple templates: £5-15
Comprehensive packages: £20-50
Professional legal templates: £50+

Getting Legal Help

When to Consider a Solicitor:

Complex situations
Multiple rooms or properties
Previous problems with tenants
High-value properties

FREE ROOM LET AGREEMENT TEMPLATE

Below is a comprehensive lodger agreement template that you can download and use. This template is designed for homeowners who live in their property and want to rent out a spare room.

LODGER AGREEMENT – ROOM LET AGREEMENT

This is a legal document. Please read carefully before signing.

PROPERTY DETAILS

Property Address:

Post Code: _______________

Room Being Let:
Room Number/Description: _________________________
Floor: _______________

PARTIES TO THIS AGREEMENT

LICENSOR (Property Owner/Main Resident)

Full Name: _________________________________
Contact Phone: _____________________________
Email: ____________________________________
Emergency Contact: __________________________

LICENSEE (Lodger)

Full Name: _________________________________
Contact Phone: _____________________________
Email: ____________________________________
Emergency Contact Name & Phone: ______________
Previous Address: ___________________________

RIGHT TO RENT COMPLIANCE

☐ I confirm that I have seen and copied acceptable Right to Rent documentation for the licensee
☐ Documents checked: ___________________________
Date checked: _______________

FINANCIAL TERMS

LICENCE FEE (RENT)

Weekly/Monthly Licence Fee: £_______ per _______
Payment Due Date: _______________
Payment Method: ☐ Bank Transfer ☐ Cash ☐ Other: _______

Bank Details for Payments:
Account Name: ________________________________
Sort Code: __________________________________
Account Number: _____________________________

DEPOSIT

Deposit Amount: £_____________
Date Paid: _______________
Deposit Covers: ☐ Damage ☐ Unpaid bills ☐ Cleaning ☐ Other: _______

BILLS AND UTILITIES

☐ All bills included in licence fee (gas, electricity, water, council tax, internet)
☐ Bills shared equally – Estimated monthly cost: £_______
☐ Licensee pays separately for: ________________________

Council Tax: ☐ Included ☐ Shared ☐ Licensee responsible

TERM OF AGREEMENT

Start Date: _______________
End Date: ☐ Fixed term until: _______ ☐ Periodic (rolling)

NOTICE PERIODS

Licensor (to end agreement): _______ days written notice
Licensee (to leave): _______ days written notice

ACCOMMODATION PROVIDED

EXCLUSIVE USE

The licensee has exclusive use of: ☐ Furnished bedroom
☐ Unfurnished bedroom
☐ Private bathroom
☐ Other: _________________________________

SHARED AREAS

The licensee may use the following shared areas: ☐ Kitchen
☐ Main bathroom
☐ Living room
☐ Dining room
☐ Garden
☐ Laundry facilities
☐ Parking space
☐ Other: _________________________________

RESTRICTED AREAS

The following areas are private to the licensor:

HOUSE RULES AND RESPONSIBILITIES

GUESTS AND VISITORS

☐ Overnight guests allowed with prior permission
☐ Guests allowed until: _____ pm on weekdays, _____ pm weekends
☐ Maximum consecutive nights for guests: _______
☐ No overnight guests allowed

NOISE

☐ Quiet hours: _____ pm to _____ am
☐ Music/TV at reasonable volume at all times
☐ No loud music/parties

PETS

☐ No pets allowed
☐ Pets allowed with permission
☐ Pet deposit required: £_______

SMOKING

☐ No smoking anywhere in the property
☐ Smoking allowed in designated areas only: ______________
☐ No restrictions on smoking

CLEANING

☐ Licensee responsible for own room only
☐ Shared cleaning rota for common areas
☐ Professional cleaner arranged – cost shared
☐ Licensor maintains all common areas

Cleaning supplies: ☐ Provided ☐ Shared cost ☐ Licensee provides own

KITCHEN USE

☐ Own food storage area: _______________
☐ Shared fridge space
☐ Own cooking equipment required
☐ Clean up immediately after use
☐ No cooking of strong-smelling foods

LICENSOR’S RESPONSIBILITIES

☐ Maintain the property in good repair
☐ Ensure gas and electrical safety
☐ Provide reasonable access to shared areas
☐ Give proper notice before entering licensee’s room
☐ Maintain adequate heating and hot water
☐ Arrange necessary repairs promptly
☐ Provide ___ weeks’ notice of rent increases

LICENSEE’S RESPONSIBILITIES

☐ Pay licence fee punctually
☐ Keep room clean and tidy
☐ Report repairs needed promptly
☐ Not cause damage to property
☐ Not disturb other residents
☐ Comply with all house rules
☐ Not sublet or share the room
☐ Allow access for essential repairs/inspections
☐ Leave room in clean condition when departing

ADDITIONAL TERMS

INSURANCE

☐ Licensee advised to arrange contents insurance
☐ Licensor not responsible for licensee’s possessions

COUNCIL TAX

☐ Property has single person discount
☐ Licensee will be registered with local authority
☐ No impact on council tax

POST AND DELIVERIES

☐ Post can be delivered to the property
☐ Licensee responsible for redirecting post when leaving

INTERNET AND UTILITIES

WiFi Password: ____________________________
Utility Supplier Information:
Gas: _____________________________________
Electricity: ______________________________
Water: ___________________________________

INVENTORY

☐ Furnished room – see attached inventory
☐ Unfurnished room

ENDING THE AGREEMENT

NORMAL TERMINATION

Either party may end this agreement by giving the required notice
Notice must be in writing
Licence fee paid up to departure date
Room must be left clean and in good condition

IMMEDIATE TERMINATION

The licensor may end this agreement immediately if the licensee:

Fails to pay licence fee for __ days after it’s due
Causes serious damage to the property
Engages in antisocial behavior
Breaches any significant term of this agreement

DEPOSIT RETURN

Deposit will be returned within __ days of departure
Deductions may be made for: damage, unpaid bills, excessive cleaning
Licensee will receive written breakdown of any deductions

SPECIAL CONDITIONS

DECLARATIONS AND SIGNATURES

LICENSOR’S DECLARATION

I confirm that: ☐ I live in this property as my main residence
☐ I have the right to grant this licence
☐ All information provided is accurate
☐ Required safety checks have been completed

Signed: ___________________________ Date: __________
Print Name: ________________________

LICENSEE’S DECLARATION

I confirm that: ☐ I have read and understood this agreement
☐ I agree to comply with all terms and conditions
☐ All information provided is accurate
☐ I understand this creates a licence, not a tenancy

Signed: ___________________________ Date: __________
Print Name: ________________________

WITNESSES (Optional but recommended)

Witness 1:
Signed: ___________________________ Date: __________
Print Name: ________________________
Address: ____________________________

Witness 2:
Signed: ___________________________ Date: __________
Print Name: ________________________
Address: ____________________________

IMPORTANT LEGAL NOTES

This is a Licence Agreement, NOT a Tenancy Agreement

This creates a licence to occupy, not a tenancy
The licensee does not have exclusive possession of the room
Easier termination procedures apply compared to tenancies
The licensor retains control of the property
Standard tenant rights and deposit protection schemes do not apply

Rent a Room Scheme: If eligible, the licensor can earn up to £7,500 per year tax-free under the government’s Rent a Room Scheme.

Legal Advice: Both parties are advised to seek independent legal advice if uncertain about any terms of this agreement.

Agreement Created: ________________
Review Date: ____________________

This template is for guidance only and should be adapted to your specific circumstances. Consider seeking legal advice for complex situations.

What Happens When Things Go Wrong?

Ending a Lodger Agreement

For Lodgers:

Usually need to give reasonable notice
Often one rental period (week or month)
Don’t need to go to court
Can’t use force or harassment

Process:

Give proper written notice
Allow reasonable time to leave
Return deposit minus any deductions
Change locks after they leave

Ending a Room Tenancy

For Room Tenants:

Must follow proper legal procedures
Usually need 2 months’ notice from landlord
May need to go to court for eviction
Must follow specific notice formats

Common Issues:

Tenants not paying rent
Damage to the property
Antisocial behavior
Breaking house rules

Protecting Yourself

Keep Good Records:

Written agreements for everything
Records of rent payments
Photos of the room condition
Any complaints or issues

Insurance:

Tell your home insurer about lodgers
Consider landlord insurance for room tenants
Check what’s covered and what isn’t

Tax and Legal Considerations

Rent a Room Scheme

For Lodgers:

Earn up to £7,500 tax-free per year
No need to complete tax return if under this amount
Applies to furnished rooms only
Must be in your main home

Other Tax Issues

For Room Tenants:

All rental income is taxable
Can claim expenses like repairs and maintenance
May need to register for self-assessment
Consider getting professional tax advice

Legal Responsibilities

Safety Requirements:

Gas safety checks if applicable
Basic electrical safety
Fire safety measures
Right to Rent compliance

Planning Permission:

Usually not needed for lodgers
May be required for HMOs (Houses in Multiple Occupation)
Check with local council if renting multiple rooms

Using This Template: A Step-by-Step Guide

Before You Start

Prepare Your Documentation:

Right to Rent documents from your potential lodger
Property safety certificates (gas/electrical if applicable)
Inventory of furnished items (if providing furniture)
Recent photos of the room and common areas

Completing the Template

Personal Information:

Double-check all names and contact details are correct
Ensure emergency contact information is accurate
Keep copies of Right to Rent documentation

Financial Terms:

Research local room rental prices before setting your fee
Be clear about what bills are included or excluded
Consider seasonal variations (higher heating costs in winter)

House Rules:

Think carefully about guest policies – this is often a source of conflict
Set realistic quiet hours that work for both parties
Be specific about cleaning arrangements

Before Signing

Final Checks:

Both parties should read the entire agreement carefully
Discuss any unclear terms or conditions
Make sure all blanks are filled in
Both parties should initial any changes made

After Signing:

Give the lodger a copy of the signed agreement
Keep the original in a safe place
Take inventory photos if furniture is provided
Register the lodger with utilities if required

Regular Reviews

Consider reviewing your agreement annually or when circumstances change. This helps prevent misunderstandings and keeps terms fair and up-to-date.

Alternatives to This Template

While this template covers most standard lodger situations, you might need something different if:

You’re Renting Multiple Rooms:

Consider whether you need an HMO licence
Each lodger should have their own agreement
Fire safety requirements may be more stringent

You Have Special Circumstances:

Short-term lets (less than 6 months)
Holiday lets or Airbnb arrangements
Renting to friends or family
Property has unusual features or restrictions

You Don’t Live in the Property:

You’ll need a room-only tenancy agreement instead
Different legal requirements apply
Deposit protection will be required

Frequently Asked Questions

Can I rent out a room without an agreement?

While it’s not illegal, it’s not recommended. A written agreement protects both parties and makes expectations clear.

What’s the difference between a lodger and a tenant?

A lodger shares your home and has fewer legal rights. A tenant has exclusive use of their space and stronger legal protections.

Do I need to check Right to Rent for lodgers?

Yes, all landlords must check that anyone renting accommodation has the legal right to do so, including lodgers.

Can I evict a lodger immediately?

No, you must give reasonable notice, usually one rental period. You cannot use force or harassment.

Do I need to protect deposits for lodgers?

No, deposit protection schemes only apply to assured shorthold tenancies, not lodger agreements.

How much deposit can I take?

For lodger agreements, there’s no legal limit, but 1-4 weeks’ rent is typical. For room tenancies, deposits are usually capped at 5 weeks’ rent.

Can I increase the rent?

Yes, but you should give reasonable notice (usually the same as the notice period for ending the agreement) and the increase should be fair and reasonable.

What if my lodger doesn’t pay rent?

You can end the agreement by giving proper notice. Unlike with tenancies, you don’t need to go to court, but you must still follow proper procedures and cannot use force.

Do I need insurance?

You should tell your home insurance company about taking in lodgers, as this might affect your coverage. Consider getting additional cover if needed.

What about council tax?

Having a lodger shouldn’t affect your council tax if you remain the main resident. However, you should inform the council if required by your local authority.

Conclusion

Getting the right room let agreement in place is essential whether you’re renting out a spare room or looking for accommodation. The key is understanding the difference between lodger agreements and room-only tenancies and choosing the right one for your situation.

Remember:

For Live-in Landlords:

Use a lodger agreement
Benefit from tax-free income up to £7,500
Keep things simple with basic house rules
You retain control of your home

For Non-Resident Landlords:

Use room-only assured shorthold tenancies
Follow full tenancy law requirements
Protect deposits properly
Give tenants appropriate rights

For Everyone:

Put everything in writing
Check Right to Rent requirements
Be clear about money and responsibilities
Keep good records

Whether you choose a simple lodger arrangement or formal room tenancies, having a proper agreement protects everyone involved and helps prevent problems down the line.

The template provided above gives you a solid starting point for most lodger situations. Remember to adapt it to your specific circumstances and don’t hesitate to seek professional legal advice if you’re dealing with complex situations or have concerns about any aspect of the arrangement.

If you’re unsure which type of agreement you need or have a complex situation, consider getting advice from a housing solicitor or property law specialist.