A lodger is distinct from a tenant in that they rent a room within someone else’s home while sharing common areas like the kitchen and bathroom. Unlike tenants, lodgers do not have exclusive rights to any part of the property, allowing the landlord access to their room, although privacy should be respected. Lodgers typically operate under a license rather than a tenancy agreement, which dictates the terms of their stay. For instance, landlords are required to provide only “reasonable” notice for eviction, which is often the duration of the rental payment period but can vary.
Most homeowners can take in a lodger; however, if a mortgage is involved, it is advisable to consult the lender first, as some may have restrictions regarding the number of lodgers allowed. If a landlord accommodates more than two lodgers, the property may be classified as a “house in multiple occupation” (HMO), which has additional safety regulations and licensing requirements. It’s also important for leaseholders to check their leases for any prohibitions against subletting.
To locate a suitable lodger, resources like SpareRoom, Roomies UK, and Ideal Flatmate may be useful. In addition, social media and local groups can help spread the word.
The UK government’s “rent a room” scheme permits homeowners to earn up to £7,500 tax-free from renting out furnished rooms. If sharing income with another person, the threshold is reduced to £3,750. It is also necessary to keep in mind the total income from any additional charges, such as laundry or meals.
Before finalizing an agreement, landlords should verify the potential lodger’s legal right to reside in the country and may consider conducting credit checks. A lodger agreement detailing house rules, rent terms, and notice periods is recommended to avoid disputes.
Homeowners should inform relevant authorities about changes, such as a lodger moving in, as this can affect benefits and council tax discounts. Additionally, it is important to update home insurance policies to include a lodger, as failing to do so may invalidate coverage. Lastly, when preparing the room for the lodger, safety standards must be met, including providing necessary furnishings and ensuring compliance with regulations.
Source: https://www.theguardian.com/money/2025/aug/27/getting-a-lodger-extra-cash-letting-a-room-in-your-home