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Lodger Agreement Template — Ireland (Rent-a-Room)
Letting a room in your own home? A Lodger Agreement (a "licence", not a tenancy) is the correct structure for the lodger arrangement excluded from the Residential Tenancies Act 2004. Our free template is built around the Rent-a-Room Relief framework under section 216A TCA 1997 and preserves the €14,000 tax-free threshold raised in Budget 2024.
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LODGER AGREEMENT
Licence To Occupy A Room In The Householder's Home — NOT A Residential Tenancy
HOUSEHOLDER (LICENSOR)
Aoife O'Sullivan
14 Sandymount Avenue, Dublin 4, D04 K8H7
+353 87 555 0190
aoife@example.ie
+353 87 555 0190
aoife@example.ie
LODGER (LICENSEE)
Ciarán Walsh
DOB 14 February 1998
PPSN 1234567T
UCD School of Business — MSc Finance
PPSN 1234567T
UCD School of Business — MSc Finance
LODGER EMERGENCY CONTACT
| NAME | Brendan Walsh (father) |
| CONTACT | +353 86 555 0123 |
Effective 1 September 2026 · 900 monthly licence fee
Excluded from RTA 2004 · Rent-a-Room s.216A TCA 1997 compatible
This Lodger Agreement (the "Agreement") is made between the Householder and the Lodger above and is a licence to occupy a room in the Householder's principal private residence. It is not a residential tenancy and the Lodger does not have exclusive possession of any part of the Property. The arrangement is excluded from the protections of the Residential Tenancies Act 2004 by virtue of s.3(2)(g), because the Lodger is in shared occupation of the Householder's home.
1.
INTERPRETATION
"Property" means 14 Sandymount Avenue, Dublin 4, D04 K8H7. "Room" means the room described in clause 2 below. "Common Areas" means the shared facilities described in clause 2. "Licence Fee" means the sum payable under clause 3 below. "Householder" means the owner-occupier letting the Room. "Lodger" means the licensee occupying the Room.
2.
THE ROOM AND SHARED FACILITIES
The Householder grants the Lodger a non-exclusive personal licence to occupy the following Room: Front first-floor double bedroom (approx. 14 m²) with built-in wardrobe, single bed, desk, chair, and bedside locker. Window faces the rear garden.. The Lodger has the right (in common with the Householder and any other occupants) to use the following shared facilities: Kitchen (shared), main bathroom on the first-floor landing (shared with one other lodger), sitting room (shared), back garden (shared), broadband WiFi, washing machine and dryer (shared).. The Householder retains overall control of, and unrestricted access to, every part of the Property including the Room — this absence of exclusive possession being the legal feature that distinguishes a licence from a tenancy and excludes the arrangement from the Residential Tenancies Act 2004.
3.
LICENCE FEE
The Lodger shall pay a Licence Fee of €900 per calendar month, in advance. The first instalment is due on the Start Date and subsequent instalments on the same day of each month. The Licence Fee is INCLUSIVE of electricity, gas, water, refuse and broadband. Late payment for more than 7 days is a breach entitling the Householder to serve notice under clause 8.
4.
DURATION
This Agreement commences on 1 September 2026 and is an academic-year licence aligned to the standard university term cycle, ending on 31 May 2027. Continuation beyond any specified end date is by mutual agreement only and creates no implied tenancy.
5.
STATUS — LICENCE, NOT TENANCY
The parties expressly intend that this Agreement is a licence and not a tenancy. The Lodger acknowledges that: (a) the Lodger does not have exclusive possession of any part of the Property; (b) the Householder may enter the Room and Common Areas at any time without notice for any reasonable purpose; (c) the arrangement is excluded from the Residential Tenancies Act 2004 by virtue of s.3(2)(g); (d) the Residential Tenancies Board has no jurisdiction over this Agreement; and (e) the protections, notice periods, deposit-protection rules and registration requirements applicable to private rented dwellings under the RTA 2004 do not apply.
6.
DEPOSIT
The Lodger shall pay a refundable deposit of €900 on the Start Date, held by the Householder in a designated account. The deposit is refundable in full at the end of the Agreement, less only: (a) reasonable amounts for unpaid Licence Fee or utilities; (b) the cost of repairing damage to the Property attributable to the Lodger (fair wear and tear excepted); and (c) the cost of cleaning beyond standard tidiness. The Householder will return the balance of the deposit within 14 days of the Lodger vacating the Room with a written statement of any deductions. The parties acknowledge that the deposit protections under the RTA 2004 (Part 4) do not apply, and disputes are determined by ordinary contract law (with recourse to the Small Claims Court for sums up to €2,000).
7.
BASIC HOUSE RULES
Daytime guests: Allowed in common areas with advance notice; no more than two at a time.
Smoking: No smoking anywhere on the Property.
Pets: No pets are permitted on the Property.
Quiet hours: 23:00 – 07:00 daily
Smoking: No smoking anywhere on the Property.
Pets: No pets are permitted on the Property.
Quiet hours: 23:00 – 07:00 daily
8.
TERMINATION
Either party may terminate this Agreement by giving written notice — 14 days from the Householder, 14 days from the Lodger. Notwithstanding the above, the Householder may terminate immediately without notice on any of the following grounds: Non-payment of Licence Fee for more than 14 days; serious or persistent breach of house rules; criminal damage; intimidation; conduct rendering the household unsafe or unliveable for the Householder or other occupants. On termination, the Lodger shall vacate the Room and remove all personal belongings by the end of the notice period.
9.
RENT-A-ROOM RELIEF (S.216A TCA 1997)
The Householder elects to treat the Licence Fee as relevant rent for the purposes of Rent-a-Room Relief under s.216A of the Taxes Consolidation Act 1997 (as amended by Finance Act 2023, raising the threshold to €14,000 with effect from the 2024 tax year). The total annual Licence Fee is estimated at €10800, which is intended to remain at or below the €14,000 Rent-a-Room threshold. The Lodger acknowledges that this clause is for the Householder's tax-relief planning and is not personal tax advice; the Lodger may have their own filing obligations (e.g. for student grants, social welfare or other income disclosure) and should seek independent advice if uncertain. If at any point the total annual Licence Fee plus any associated payments exceeds €14,000, the parties shall promptly review the Licence Fee structure to preserve the relief or, failing that, the Householder shall declare the full income under Case I or Case IV of Schedule D as appropriate.
10.
UTILITIES AND SERVICES
All electricity, gas, water, refuse and broadband charges are included in the Licence Fee.
Cleaning: The Lodger keeps their own bedroom clean. The Householder organises a weekly cleaner for common areas, the cost of which is included in the Licence Fee. Cleaning supplies (washing-up liquid, dishwasher tablets, toilet paper) are shared and replenished by the Householder.
Cleaning: The Lodger keeps their own bedroom clean. The Householder organises a weekly cleaner for common areas, the cost of which is included in the Licence Fee. Cleaning supplies (washing-up liquid, dishwasher tablets, toilet paper) are shared and replenished by the Householder.
11.
DETAILED HOUSE RULES
Overnight guests: Lodger may host a single overnight guest up to two nights per week with at least 24 hours' notice to the Householder. Longer stays require Householder consent (not to be unreasonably withheld). No guest may stay more than 7 nights in any calendar month without express agreement.
Kitchen use and food storage: Lodger has dedicated use of one shelf in the fridge, one shelf in the freezer, and one cupboard in the kitchen (to be marked with their initial). Cooking facilities are shared on first-come-first-served basis.
Storage allocation: Lodger uses only the storage areas within the licensed bedroom and the dedicated kitchen storage. The attic, garage and garden shed are not available without express consent. Bicycles may be stored in the rear shed by arrangement.
Communal chores and bin day: Lodger is expected to participate in keeping common areas tidy and clean — including stacking the dishwasher after meals, hoovering common areas one week per month on a rota, and putting out the household bins on collection day (Wednesday) one week per month on a rota.
Kitchen use and food storage: Lodger has dedicated use of one shelf in the fridge, one shelf in the freezer, and one cupboard in the kitchen (to be marked with their initial). Cooking facilities are shared on first-come-first-served basis.
Storage allocation: Lodger uses only the storage areas within the licensed bedroom and the dedicated kitchen storage. The attic, garage and garden shed are not available without express consent. Bicycles may be stored in the rear shed by arrangement.
Communal chores and bin day: Lodger is expected to participate in keeping common areas tidy and clean — including stacking the dishwasher after meals, hoovering common areas one week per month on a rota, and putting out the household bins on collection day (Wednesday) one week per month on a rota.
12.
INSURANCE AND BELONGINGS
The Householder maintains buildings insurance on the Property but is not responsible for the Lodger's personal belongings or contents. The Lodger is strongly advised to obtain personal contents insurance for any belongings of value brought onto the Property.
13.
GENERAL
Variation: any variation of this Agreement is binding only if recorded in writing and signed by both parties.
Severability: the invalidity of any provision does not affect the remaining provisions.
Entire agreement: this Agreement constitutes the entire agreement between the parties in respect of the licence and supersedes any prior representations or arrangements.
Notices: any notice under this Agreement may be served by email to the addresses given above or by hand-delivery to the recipient at the Property.
Severability: the invalidity of any provision does not affect the remaining provisions.
Entire agreement: this Agreement constitutes the entire agreement between the parties in respect of the licence and supersedes any prior representations or arrangements.
Notices: any notice under this Agreement may be served by email to the addresses given above or by hand-delivery to the recipient at the Property.
14.
GOVERNING LAW AND JURISDICTION
This Agreement is governed by the laws of Ireland. Any dispute arising under it shall be determined by the courts of Ireland (Small Claims Court for sums up to €2,000; District / Circuit Court otherwise).
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.
HOUSEHOLDER
Aoife O'Sullivan
Date: ____________________
LODGER
Ciarán Walsh
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a Lodger Agreement?
A Lodger Agreement is a licence granted by a householder (the "Licensor") to a lodger (the "Licensee") to occupy a room in the householder's own home, sharing common areas such as kitchen, bathroom and living room. Unlike a tenancy, a licence does not confer exclusive possession on the lodger — the householder retains overall control of the property at all times.
This distinction is legally crucial: because the lodger does not have exclusive possession of any part of the home, the arrangement is expressly excluded from the Residential Tenancies Act 2004 by section 3(2)(g). The Residential Tenancies Board (RTB) has no jurisdiction, the RTA notice-period schedule does not apply, and the deposit-protection rules under Part 4 are not engaged. The written contract is the rule.
A Lodger Agreement is the structure that supports Rent-a-Room Relief under section 216A of the Taxes Consolidation Act 1997 (Budget 2024 raised the threshold from €10,000 to €14,000). Under this relief, gross rent up to €14,000 per tax year from letting a room in the householder's principal private residence is treated as having neither profits nor losses — but exceeding €14,000 by even €1 makes the entire amount taxable, an all-or-nothing cliff.
What's Covered in This Template
The Lodger Agreement template covers every commercial and legal aspect of the arrangement, with optional Expert clauses for sophisticated households.
Householder (Licensor)
Owner-occupier identification with contact details.
Lodger (Licensee)
Identification, PPSN, employer/course, emergency contact.
Room & Shared Facilities
Specific room description plus list of common areas.
Licence Period
Rolling monthly, fixed term, or academic year.
Licence Fee
Amount and frequency (weekly/monthly), inclusive of utilities or not.
Status — Licence, Not Tenancy
Express acknowledgement that RTA 2004 does not apply.
Basic House Rules
Guests, smoking, pets, quiet hours.
Termination
Notice periods both ways; grounds for immediate termination.
Deposit (Expert)
Optional deposit with deductions framework and dispute mechanism.
Rent-a-Room Compliance (Expert)
€14,000 threshold management and tax disclaimer.
Utility Allocation (Expert)
Inclusive, fixed uplift, or metered share — with cleaning services.
Detailed House Rules (Expert)
Overnight guests, kitchen use, storage, communal chores.
How to Create a Lodger Agreement
Generate a Rent-a-Room-compliant lodger licence in minutes.
- 1
Identify the Householder and Lodger
Provide names, addresses and contact details for both parties.
- 2
Describe the Room and Shared Facilities
List the specific room and the common areas the lodger may use.
- 3
Set Licence Fee and Period
Decide on the amount, frequency, and whether utilities are included.
- 4
Agree House Rules
Set rules for guests, smoking, pets, quiet hours and, in Expert, overnight guests and chores.
- 5
Configure Termination
Set notice periods (typically 14 days each way) and immediate termination grounds.
- 6
Address Tax & Deposit (Expert)
Configure Rent-a-Room Relief compliance and any deposit arrangement.
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Legal Considerations in Ireland
The Lodger Agreement is governed by ordinary contract law and the Rent-a-Room scheme — RTA 2004 protections do NOT apply.
This template is for information only and is not legal advice. For tax-sensitive structures or complex household arrangements, consult an Irish solicitor and a tax advisor.
Drafted for Rent-a-Room scheme
Rent-a-Room Relief (s.216A TCA 1997)
Section 216A of the Taxes Consolidation Act 1997 provides that gross rent of up to €14,000 per tax year from letting a room in the householder's principal private residence is treated as having neither profits nor losses. The threshold was raised from €10,000 by Finance Act 2023 with effect from the 2024 tax year. Exceeding €14,000 by any amount makes the entire gross rent fully taxable — no taper.
Residential Tenancies Act 2004 Exclusion
Section 3(2)(g) of the RTA 2004 expressly excludes from the Act dwellings in which the landlord also resides. The lodger has no security of tenure under the Act, the deposit-protection provisions of Part 4 do not apply, and the RTB has no jurisdiction over disputes.
Licence vs Tenancy
The legal distinction turns on exclusive possession. Where the lodger has exclusive possession of a self-contained part of the property, the arrangement is likely to be a tenancy regardless of label. Where the householder retains overall control of every part of the home including the room, it is a licence.
Deposit Disputes
Because the RTB has no jurisdiction, deposit disputes are determined by ordinary contract law. The Small Claims Court has jurisdiction up to €2,000, beyond which the District or Circuit Court applies. A clear contractual clause on the deposit amount, deductions permitted and return timeline is the only practical protection.
Tax Disclaimer
Rent-a-Room Relief applies to income tax only. The lodger may have their own filing obligations (e.g. for student grants, social welfare or other income disclosure). Rent-a-Room income is not relevant for PRSI or USC purposes for the householder but should be declared on the Form 11 / Form 12 income tax return.
Frequently Asked Questions
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