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Rental & PropertyUnited Kingdom
Free Lodger Agreement Template
A professionally drafted lodger agreement for homeowners letting a room in their own home in England and Wales. Clear terms for both parties, ready to download.
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LODGER AGREEMENT
Excluded Licence With Resident Landlord · England And Wales
HOST (RESIDENT LANDLORD)
Sarah Louise Thompson
8 Birchwood Lane, London NW3 4QP
By: sarah.thompson@example.co.uk | 07700 900456
LODGER
James William Park
22 Station Road, Manchester M1 2AB
DOB: 1994-08-12
DOB: 1994-08-12
By: james.park@example.co.uk | 07700 900789
Double bedroom (first floor, south-facing) with built-in wardrobe and en-suite shower room at 8 Birchwood Lane
2026-06-01 (rolling) · £850.00/mo
London NW3 4QP
This Lodger Agreement (this "Agreement") is made on 2026-06-01 between Sarah Louise Thompson of 8 Birchwood Lane
London NW3 4QP (the "Host") and James William Park (the "Lodger"). The Host is resident at the Property as their only or principal home and shares occupation with the Lodger. This Agreement grants a personal, non-exclusive licence to occupy and is an excluded tenancy or licence within the meaning of paragraph 10 of Schedule 1 to the Housing Act 1988 and section 3A of the Protection from Eviction Act 1977; it is not an assured shorthold tenancy. The Renters' Rights Act 2025 (in force 1 May 2026) does not apply to this arrangement. Applying the test in Street v Mountford [1985] AC 809, no exclusive possession is granted and no legal estate is created. The parties agree as follows:
1.
GRANT OF LICENCE
The Host grants the Lodger a personal, non-exclusive licence to occupy the following room: Double bedroom (first floor, south-facing) with built-in wardrobe and en-suite shower room at 8 Birchwood Lane
London NW3 4QP (the "Property") on a furnished basis, together with the shared use in common with the Host of the following areas: Kitchen, living room, dining room and rear garden. This Agreement does not grant exclusive possession of the Property or the room and does not create a tenancy or any legal estate or interest in the Property (Street v Mountford [1985] AC 809). The Host retains control of the Property throughout and remains in occupation.
2.
TERM
The licence shall commence on 2026-06-01 and shall continue on a rolling periodic basis from one rent period to the next until terminated by either party in accordance with this Agreement. As this is an excluded licence with a resident landlord, the statutory written notice requirements of section 3 of the Protection from Eviction Act 1977 do not apply by operation of section 3A(2) of that Act; the contractual notice period agreed below applies.
3.
LICENCE FEE
The Lodger shall pay a monthly licence fee of £850.00, due in advance on the 1st day of each calendar month, payable by bank transfer or standing order to an account nominated by the Host. The Host intends to rely on Rent-a-Room Relief under Part 7 Chapter 1 of the Income Tax Act 2007, under which rental income up to £7,500 per tax year (or £3,750 where the income is shared between two or more people) received from letting furnished accommodation in the Host's only or main residence is exempt from income tax. If the licence fee is more than 14 days in arrears, the Host may terminate this licence on the notice period specified in clause NOTICE AND TERMINATION and pursue the remedies available at common law.
4.
DAMAGE DEPOSIT
The Lodger shall pay a damage deposit of £850.00 on or before the commencement date. Because this is an excluded licence with a resident landlord and not an assured shorthold tenancy, the statutory deposit protection obligations under sections 212 to 215 of the Housing Act 2004 do NOT apply, and the deposit does not need to be placed in an authorised tenancy deposit scheme. The Tenant Fees Act 2019 does not apply to lodger licences. Notwithstanding the above, the Host shall hold the deposit on trust for the Lodger, shall not use it as rent, and shall return it within 14 days of the end of the licence subject only to deductions for unpaid fees, damage beyond fair wear and tear (Regis Property v Dudley [1959] AC 370) or breach of this Agreement. Any deduction shall be itemised in writing.
5.
COUNCIL TAX, HMO AND LICENSING
The Host remains solely liable for council tax in respect of the Property under the Council Tax (Administration and Enforcement) Regulations 1992. Because the Host is resident, the Property is NOT a house in multiple occupation within the meaning of section 254 of the Housing Act 2004 (resident-landlord exception under the Licensing of HMOs (Prescribed Descriptions) (England) Order 2006), and no HMO licence is required. The Lodger shall promptly notify the Host of any change in circumstances which might affect any single-person discount or exemption.
6.
LODGER OBLIGATIONS
The Lodger agrees to: (a) pay the licence fee on the due date; (b) use the room only as a private residence and not for any business, trade or profession; (c) keep the room and all shared areas clean and tidy; (d) not cause any nuisance, annoyance or disturbance to the Host, other occupants or neighbours (including any conduct falling within the Anti-social Behaviour, Crime and Policing Act 2014); (e) promptly report to the Host any damage, disrepair or defect of which the Lodger becomes aware; (f) not make any alteration, decoration or addition to the Property without the Host's prior written consent; (g) comply with all applicable laws and not use the Property for any unlawful purpose; and (h) on termination, vacate the Property and remove all personal belongings, failing which the Host may treat any items left behind as abandoned after 28 days' written notice.
7.
HOST OBLIGATIONS
The Host agrees to: (a) ensure all gas appliances serving the room comply with the Gas Safety (Installation and Use) Regulations 1998, including holding a valid Gas Safety Record under reg.36 where applicable and providing a copy to the Lodger on request; (b) ensure the electrical installation is safe and that portable appliances provided are PAT-tested as appropriate; (c) ensure a working smoke alarm is provided on each storey of the Property used as living accommodation, and a carbon monoxide alarm is fitted in every room with a fixed combustion appliance, in accordance with the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022; (d) ensure the Property is reasonably fit for human habitation and not subject to a Category 1 hazard under the Housing Health and Safety Rating System; and (e) not unreasonably interfere with the Lodger's peaceful enjoyment of the room, save as provided in this Agreement.
8.
NO ASSIGNMENT OR SUB-LETTING
The licence granted under this Agreement is personal to the Lodger. The Lodger shall not sub-let, assign, share or part with possession of the room or any part of the Property, nor permit any other person to reside in the room on an exclusive basis. Any purported sub-letting, assignment or sharing shall be void and shall entitle the Host to terminate this Agreement forthwith. Nothing in this Agreement shall be construed as granting the Lodger exclusive possession of the Property or the room (Street v Mountford [1985] AC 809).
9.
EQUALITY AND NON-DISCRIMINATION
The parties shall conduct themselves in accordance with the Equality Act 2010 and shall not harass or discriminate against any occupant or visitor on any protected ground. The Host notes that the "small premises" exception under paragraph 3 of Schedule 5 to that Act applies to this arrangement in respect of some protected characteristics, but this exception does not extend to discrimination on grounds of race or disability.
10.
INCLUDED SERVICES
The following services are included within the licence fee: Wi-Fi / broadband, use of laundry facilities. The Host reserves the right to vary the manner in which these services are provided on reasonable notice to the Lodger.
11.
UTILITY BILLS
All utility bills including gas, electricity, water, broadband and any television licence are the sole responsibility of the Host and are included within the monthly licence fee. Council tax remains the Host's sole responsibility as resident occupier.
12.
HOUSE RULES
The Lodger agrees to observe the following house rules at all times:
- Quiet hours: 11pm to 7am Monday–Sunday. Noise levels shall be kept to a minimum during these periods.
- Guests: Occasional overnight guests are permitted with reasonable prior notice to the Host. No guest may stay for more than three (3) consecutive nights or seven (7) nights in any calendar month without the Host's prior written consent.
- Pets: No pets or animals of any kind shall be kept at the Property at any time.
- Smoking: Smoking (including e-cigarettes and vaping) is strictly prohibited throughout the Property, both inside and in any shared external areas.
- Additional house rules: Kitchen to be left clean after each use.
No loud music or video calls in shared areas after 10pm.
Shoes off in the hallway.
Bin day is Tuesday — please put recycling out the night before..
- Quiet hours: 11pm to 7am Monday–Sunday. Noise levels shall be kept to a minimum during these periods.
- Guests: Occasional overnight guests are permitted with reasonable prior notice to the Host. No guest may stay for more than three (3) consecutive nights or seven (7) nights in any calendar month without the Host's prior written consent.
- Pets: No pets or animals of any kind shall be kept at the Property at any time.
- Smoking: Smoking (including e-cigarettes and vaping) is strictly prohibited throughout the Property, both inside and in any shared external areas.
- Additional house rules: Kitchen to be left clean after each use.
No loud music or video calls in shared areas after 10pm.
Shoes off in the hallway.
Bin day is Tuesday — please put recycling out the night before..
13.
HOST ACCESS
The Host may enter the room on giving the Lodger not less than 24 hours written or verbal notice for inspection, maintenance or repair. As the Host is resident at the Property, the Host and any member of the Host's household retain the right to be present in and use the shared areas at all reasonable times without notice. In cases of emergency (fire, flood, gas leak or risk to health or safety), the Host may enter the room immediately without any prior notice.
14.
INVENTORY AND CONDITION
An inventory and condition record of the room, furniture and contents shall be agreed between the parties on or before the commencement date and forms part of this Agreement. The Lodger shall return the room and contents in the same condition save for fair wear and tear (Regis Property v Dudley [1959] AC 370).
Inventory items:
Double bed with mattress, mattress protector, two pillows and duvet (Host-provided);
Pine wardrobe (3-door, mirror) — pre-existing scuff on lower-left panel noted;
Pine bedside table with drawer;
Bedside lamp (IKEA Hektar);
Roller blind — fully working;
En-suite: shower, basin, WC, mirror cabinet, towel rail — all clean and working at start.
Inventory items:
Double bed with mattress, mattress protector, two pillows and duvet (Host-provided);
Pine wardrobe (3-door, mirror) — pre-existing scuff on lower-left panel noted;
Pine bedside table with drawer;
Bedside lamp (IKEA Hektar);
Roller blind — fully working;
En-suite: shower, basin, WC, mirror cabinet, towel rail — all clean and working at start.
15.
INSURANCE
The Host shall maintain buildings insurance and contents insurance covering items belonging to the Host at the Property. The Host's contents insurance does NOT cover the Lodger's personal possessions. The Lodger is responsible for arranging their own contents insurance in respect of their personal belongings and shall provide evidence of cover on the Host's reasonable request. The Lodger shall notify the Host's insurer of any escape of water, fire, theft or other insured event affecting the Property and shall cooperate with any claim.
16.
COOLING-OFF — EXPRESS REQUEST FOR IMMEDIATE PERFORMANCE
The Lodger expressly requests that the licence commence within the 14-day cooling-off period under the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013 and acknowledges that they will be liable for the value of services provided up to the date of any cancellation, in accordance with regulation 36 of those Regulations.
17.
NOTICE AND TERMINATION
Either party may terminate this Agreement by giving the other not less than 1 month written notice expiring at the end of a rent period. The Host may terminate this Agreement immediately, without notice, in the event of serious breach by the Lodger, including non-payment of the licence fee for more than 14 days, persistent nuisance, violence or threats of violence towards the Host or any other person at the Property, or use of the Property for unlawful purposes. As this is an excluded licence within the meaning of section 3A of the Protection from Eviction Act 1977, proceedings for possession in the county court are not required to recover possession, but the Host shall not use or threaten violence to secure entry (section 6 of the Criminal Law Act 1977). On termination, the Lodger shall vacate the Property and remove all personal belongings, and any obligations that have accrued before termination shall survive.
18.
RIGHT TO RENT (IMMIGRATION ACT 2014)
The Lodger confirms that they have the right to rent private residential accommodation in the United Kingdom in accordance with sections 20 to 37 of the Immigration Act 2014 (as amended by the Immigration Act 2016) and the Immigration (Residential Accommodation) (Prescribed Requirements and Codes of Practice) Order 2014. The Host has carried out the prescribed Right to Rent check on 2026-05-15 and shall retain copies of the documents presented for the duration of the licence and for one year thereafter. The Lodger agrees to provide such documentation as the Host may reasonably request for this purpose and to notify the Host promptly of any change to their immigration status. The Host notes the civil penalty regime for failure to undertake checks, including penalties of up to £20,000 per individual (increased on 13 February 2024).
19.
GOVERNING LAW AND JURISDICTION
This Agreement is governed by and construed in accordance with the law of England and Wales. Any dispute arising out of or in connection with this Agreement shall be subject to the exclusive jurisdiction of the courts of England and Wales. A person who is not a party to this Agreement has no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce any of its terms.
20.
GENERAL PROVISIONS
If any provision of this Agreement is found to be invalid or unenforceable, the remaining provisions shall continue in full force and effect. This Agreement constitutes the entire agreement between the parties with respect to its subject matter and supersedes all prior representations or agreements. No variation shall be effective unless made in writing and signed by both parties. Notices under this Agreement shall be given in writing and delivered by hand, first-class post or email to the addresses set out above.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.
HOST
Sarah Louise Thompson
Resident landlord
Date: ____________________
LODGER
James William Park
Licensee
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a Lodger Agreement?
A lodger agreement is a contract between a resident landlord and a person (the lodger) who rents a room in the landlord own home. Because the landlord lives in the property and shares common areas with the lodger, the arrangement creates a licence rather than a tenancy. This means the lodger does not have the same statutory protections as a tenant under the Housing Act 1988.
Lodger arrangements are common among homeowners who want to earn extra income from a spare room, and they benefit from the government Rent a Room scheme, which allows individuals to earn up to 7,500 pounds per year tax-free from letting furnished accommodation in their main home.
A well-drafted UK lodger agreement sets out the rent, included services, house rules, notice periods, and the responsibilities of both parties. It provides clarity for British resident landlords and their lodgers and helps prevent misunderstandings about the terms of the arrangement in England and Wales.
What's Covered in This Template
Doxuno's lodger agreement template covers all the key terms needed for a clear and fair arrangement between a resident landlord and their lodger.
Parties and Property
Names and addresses of the landlord and lodger, plus the address of the property and the specific room being let.
Room Description
Identification of the lodger private room and any furnishings, equipment, or storage included.
Shared Facilities
Which areas of the home the lodger may use, including kitchen, bathroom, living room, and garden.
Rent and Included Services
The weekly or monthly rent and what is included, such as bills, meals, laundry, or broadband.
Payment Terms
How and when rent is to be paid, and any consequences for late payment.
Deposit
Any deposit amount paid and terms for its return. Note: lodger deposits do not need to be protected in a scheme.
House Rules
Rules covering guests, smoking, noise levels, cleaning, use of communal areas, and parking.
Notice Period
The notice required from either party to end the arrangement, typically matching the rent payment period.
Landlord Access
The landlord right to enter the lodger room for cleaning, maintenance, or inspection with reasonable notice.
Duration
Whether the agreement is for a fixed period or rolls on a periodic basis.
How to Create Your Lodger Agreement
Follow these steps to create a clear lodger agreement that sets expectations for both parties.
- 1
Describe the room and shared areas
Specify which room the lodger will occupy and which areas of the home they may share, including kitchen, bathroom, and any restrictions on specific rooms.
- 2
Set the rent and inclusions
Decide on the rent amount and clearly state what is included. Common inclusions are utility bills, council tax, broadband, and sometimes meals.
- 3
Establish house rules
Set clear expectations about noise, guests, smoking, cleaning responsibilities, and use of shared spaces to avoid future disputes.
- 4
Agree on notice periods
Specify how much notice either UK party must give to end the arrangement. The standard practice in England and Wales is to match the rent payment period (e.g., one month notice for monthly payments).
- 5
Sign and keep copies
Both parties should sign the agreement and keep a copy. While not legally required to be in writing, a signed document provides valuable evidence of the agreed terms.
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Legal Considerations
Lodger arrangements have a distinct legal status from tenancies. Understanding the differences is important for both landlords and lodgers.
This template is for informational purposes only and does not constitute legal advice. Consult a qualified solicitor for advice specific to your situation.
Reviewed for England & Wales law
Licence vs Tenancy
A lodger who shares accommodation with a resident UK landlord is an excluded occupier with a licence, not a tenancy. This means the British lodger does not have the statutory protections of the UK Housing Act 1988, and the landlord in England and Wales does not need a court order to evict the lodger after giving reasonable notice.
Rent a Room Scheme
Under the UK government Rent a Room scheme, a British resident landlord can receive up to 7,500 pounds per year tax-free from letting furnished accommodation in their main home in England and Wales. This applies automatically, though the UK landlord can opt out if claiming the income would allow them to declare a loss.
Deposit Protection
UK lodger deposits do not need to be protected in a government-authorised tenancy deposit scheme. The British deposit protection requirements under the Housing Act 2004 only apply to assured shorthold tenancies in England and Wales, not to lodger arrangements.
Eviction Process
Because a British lodger is an excluded occupier, the UK landlord does not need to obtain a court order to evict them. The landlord in England and Wales must give reasonable notice (matching the rent payment period is standard practice), and after the notice expires, can change the locks if the lodger does not leave. The UK Protection from Eviction Act 1977 does not apply to excluded occupiers.
Frequently Asked Questions
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