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Free Room Rental Agreement Template

A professionally drafted room rental agreement for landlords and tenants in England and Wales. Ideal for letting a single room in a shared house or flat.

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ROOM RENTAL AGREEMENT (LODGER)
Excluded Licence With Resident Landlord  ·  United Kingdom
LANDLORD
Emma Thornton
22 Birchwood Road, Manchester M14 5JQ
By: emma.thornton@example.co.uk | 07700 900123
LODGER
Sophie Williams
4 Apsley Road, Manchester M14 6NB
By: sophie.williams@example.co.uk | 07700 900456
Double bedroom (first floor, front-facing) with built-in wardrobe at 22 Birchwood Road, Manchester M14 5JQ
2026-05-01 (rolling) | GBP 650.00/mo
This Room Rental Agreement (this "Agreement") is entered into as of 2026-05-01 between Emma Thornton of 22 Birchwood Road, Manchester M14 5JQ (the "Landlord") and Sophie Williams (the "Lodger"). The Landlord is resident at the Property as their only or principal home. Accordingly, the arrangement created by this Agreement 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, and is not an assured shorthold tenancy. The parties agree as follows:
1.
GRANT OF LICENCE
The Landlord grants the Lodger a personal, non-exclusive licence to occupy the following room: Double bedroom (first floor, front-facing) with built-in wardrobe at 22 Birchwood Road, Manchester M14 5JQ (the "Property") on a furnished basis, together with the shared use in common with the Landlord and any other occupants of: Kitchen, bathroom, living room, rear garden. This Agreement does not grant exclusive possession of the Property or the room, applying the test set out in Street v Mountford [1985] AC 809, and does not create a tenancy or any legal estate or interest in the Property.
2.
TERM
The licence shall commence on 2026-05-01 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 an excluded licence with a resident landlord, the statutory notice requirements of section 3 of the Protection from Eviction Act 1977 do not apply (see section 3A(2) of that Act).
3.
RENT
The Lodger shall pay a monthly licence fee of GBP 650.00, payable in advance on the 1st of each month. Rent shall be paid by bank transfer or standing order to an account nominated by the Landlord. The Landlord may rely on the Rent-a-Room Relief provided by Part 7, Chapter 1 of the Income Tax Act 2007, under which rental income up to the annual threshold (currently GBP 7,500) received from letting furnished accommodation in the Landlord's only or main residence is not subject to income tax. If rent is more than 14 days in arrears the Landlord may pursue the remedies available at common law and terminate this licence on the notice period specified below.
4.
DAMAGE DEPOSIT
The Lodger shall pay a damage deposit of GBP 650.00 on or before the commencement date. As this is an excluded licence with a resident landlord and not an assured shorthold tenancy, the statutory deposit protection obligations under sections 212-215 of the Housing Act 2004 do NOT apply and the deposit does not need to be placed in an authorised tenancy deposit scheme. Notwithstanding that, the Landlord 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 rent, damage beyond fair wear and tear, or breach of this Agreement. Any deduction shall be itemised in writing.
5.
COUNCIL TAX AND LICENSING
The Landlord remains liable for council tax in respect of the Property under the Council Tax (Administration and Enforcement) Regulations 1992, as the Landlord is resident. Because the Landlord 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) and does not require an HMO licence. The Lodger shall promptly notify the Landlord of any change which might affect any single-person discount or exemption. The Tenant Fees Act 2019 does not apply to lodger licences; nevertheless no prohibited payment shall be required.
6.
LODGER OBLIGATIONS
The Lodger agrees to: (a) pay rent on the due date; (b) use the Property only as a private residence and not for any business, trade or profession; (c) keep the room and shared areas clean and tidy; (d) not cause any nuisance, annoyance or disturbance to the Landlord, other occupants or neighbours (including under the Antisocial Behaviour, Crime and Policing Act 2014); (e) promptly report any damage or disrepair to the Landlord; (f) not make any alteration, decoration or addition to the Property without the Landlord's prior written consent; (g) comply with all applicable laws and not use the Property for any unlawful purpose; and (h) vacate the Property at the end of the licence period with all personal belongings removed.
7.
LANDLORD OBLIGATIONS
The Landlord agrees to: (a) ensure the Property complies with the Gas Safety (Installation and Use) Regulations 1998, holding a valid Gas Safety Record where applicable; (b) ensure the electrical installation is safe and that portable appliances provided comply with the relevant Part P and PAT testing expectations; (c) ensure working smoke alarms are fitted on each storey and, where applicable, a carbon monoxide alarm is provided in rooms with a fixed combustion appliance, in accordance with the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022; (d) ensure the Property is fit for human habitation; and (e) not unreasonably interfere with the Lodger's peaceful enjoyment of the room, save as provided in this Agreement.
8.
UTILITY BILLS
All utility bills including gas, electricity, water, council tax, broadband and television licence are the responsibility of the Landlord and are included within the rent.
9.
HOUSE RULES
The Lodger agrees to observe the following house rules at all times:

- Quiet hours: 11pm to 7am daily. Noise levels shall be kept to a minimum during these periods.
- Guests: Overnight guests are permitted with prior notice to the Landlord. No guest may stay for more than 3 consecutive nights or 7 nights in any calendar month without the Landlord's prior written consent.
- Cleaning: Each occupant cleans their own room; kitchen and bathroom on a weekly rota.
- Pets: No pets or animals of any kind shall be kept at the Property.
- Smoking: Smoking (including e-cigarettes and vaping) is strictly prohibited throughout the Property, both inside and in any shared external areas.
10.
NON-DISCRIMINATION
The parties shall conduct themselves in accordance with the Equality Act 2010 and shall not discriminate against any occupant or visitor on any protected ground. The Landlord notes that limited exceptions to the prohibition on discrimination apply to "small premises" shared with the landlord under paragraph 3 of Schedule 5 to that Act.
11.
SUB-LETTING AND ASSIGNMENT
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. Any purported sub-letting, assignment or sharing shall be void and shall entitle the Landlord to terminate this Agreement forthwith.
12.
LANDLORD ACCESS
The Landlord may enter the room on giving the Lodger not less than 24 hours written or verbal notice for inspection, maintenance or repair. As the Landlord is resident at the Property, the Landlord and any member of the Landlord's household retain the right to be present in and use the shared areas at all reasonable times. In cases of emergency, the Landlord may enter the room immediately without notice.
13.
TERMINATION
Either party may terminate this Agreement by giving the other not less than one (1) month written notice expiring at the end of a rent period. The Landlord may terminate this Agreement immediately, without notice, in the event of serious breach by the Lodger, including non-payment of rent for more than 14 days, persistent nuisance, violence or threats of violence, 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 Landlord shall not use or threaten violence to secure entry (Criminal Law Act 1977 s.6). Any obligations that have accrued before termination shall survive.
14.
ROOM CHANGE
The Lodger shall not be entitled to change the allocated room without the prior written consent of the Landlord, which may be granted or refused at the Landlord's sole discretion.
15.
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.
16.
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. A person who is not a party to this Agreement has no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce its terms.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.
LANDLORD
Emma Thornton
Date: ____________________
LODGER
Sophie Williams
Date: ____________________

What Is a Room Rental Agreement?

A room rental agreement is a tenancy agreement for the rental of a single room within a shared property, where the tenant has exclusive use of their bedroom but shares communal facilities such as the kitchen, bathroom, and living areas with other occupants. This is distinct from a lodger agreement, as the landlord does not live in the property.

Because the landlord does not reside in the property, a room rental agreement typically creates an assured shorthold tenancy (AST) under the Housing Act 1988. The tenant has all the statutory protections of an AST tenant, including the right to have their deposit protected in a government-authorised scheme.

UK room rental agreements are commonly used for properties rented to individual tenants on separate agreements, such as student houses, professional house shares, and HMOs in England and Wales. Each British tenant has their own agreement with the landlord, which means one tenant leaving does not affect the others under English law.

What's Covered in This Template

Doxuno's room rental agreement template covers all the terms needed for a clear and enforceable agreement for a single room in a shared property.

Tenant and Room Details

Full identification of the tenant and the specific room being let, including its location within the property.

Shared Facilities

Clear definition of communal areas the tenant may use, including kitchen, bathroom, living room, and garden.

Rent and Payment

Monthly rent amount, payment date, and method. Clarification of what is included in the rent.

Bills and Utilities

Whether utilities, council tax, broadband, and other costs are included in the rent or payable separately.

Security Deposit

Deposit amount, protection scheme details, and conditions for deductions at end of tenancy.

Fixed Term

Start and end dates of the tenancy, with provisions for what happens when the term expires.

House Rules

Expectations for communal living including cleaning, noise, guests, smoking, and shared space etiquette.

Furnishings

List of furniture and items provided in the room and their condition at the start of the tenancy.

Repairs and Maintenance

Division of responsibilities for maintaining the room and communal areas.

Ending the Tenancy

Notice periods and procedures for both parties to end the agreement.

How to Create Your Room Rental Agreement

Follow these steps to create a clear room rental agreement that protects both landlord and tenant.

  1. 1

    Identify the room and shared areas

    Specify which room is being let (e.g., front bedroom, first floor) and list all communal areas the tenant will have access to.

  2. 2

    Set the rent and inclusions

    Define the rent amount and clearly state whether bills, council tax, and broadband are included or payable separately by the tenant.

  3. 3

    Record the deposit details

    Specify the UK deposit amount and which government-authorised scheme will be used to protect it. Remember to serve the prescribed information on the British tenant within 30 days in England and Wales.

  4. 4

    Establish house rules

    Set clear rules for communal living to minimise disputes between UK housemates, covering cleaning, noise, guests, and shared space use. British landlords in England and Wales can incorporate house rules directly into the agreement.

  5. 5

    Sign and provide documentation

    Both UK parties sign the agreement. Provide the British tenant with a copy along with the EPC, gas safety certificate, How to Rent guide, and deposit protection prescribed information required in England and Wales.

Legal Considerations

Room rentals where the landlord does not live in the property create assured shorthold tenancies subject to the same legal requirements as any other AST.

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

AST Protections Apply

Where the UK landlord does not live in the property, a room rental agreement creates an AST under the UK Housing Act 1988. All statutory requirements apply in England and Wales, including deposit protection, provision of prescribed documents (EPC, gas safety certificate, How to Rent guide), and compliance with the British Section 21 notice procedure for ending the tenancy.

HMO Considerations

If the British property is occupied by three or more tenants forming two or more households, it is an HMO under UK housing law. Properties with five or more such occupants in England and Wales require a mandatory HMO licence. Additional or selective licensing schemes may apply in your area. Check with your local UK authority.

Council Tax Liability

In UK properties where each room is let on a separate agreement, the British landlord is typically liable for council tax because no single tenant is responsible for the whole property. Many UK landlords include council tax in the rent to simplify the arrangement in England and Wales.

Tenant Fees Act Compliance

The UK Tenant Fees Act 2019 applies to British room rental agreements in England and Wales. Permitted payments are limited to rent, a capped deposit (five weeks rent for annual rent under 50,000 pounds), a holding deposit (one week rent), and payments for utilities or council tax where applicable.

Frequently Asked Questions

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