Can I Have A Lodger In My House? – UK Housing

Understanding Lodger Rights in the UK

When exploring the world of property rentals, it can be profitable and practical to invite a lodger into your home. Yet, understanding the rules surrounding this practice in the UK is crucial for a smooth experience. To become a ‘live-in landlord’, one must understand lodger rights, responsibilities, and how it can affect aspects of your life such as taxes, insurance, and mortgage terms.

Defining a Lodger

A lodger, in the UK, is typically a person who rents a room in the property you live in. The difference between a lodger and a tenant lies in the degree of ‘exclusive possession’. A tenant usually has a lease and can exclude the landlord from their rented property, while a lodger, although renting a room, does not have the same level of privacy and the landlord can enter their space.

The Legalities of Renting Out to a Lodger

Before proceeding to invite a lodger, it’s vital to review your legal obligations. The most critical initial step is to get permission from your mortgage lender and home insurance provider. If your property is rented, you need your landlord’s consent. Further, if you’re a recipient of means-tested benefits or live in social housing, you need to inform the appropriate authorities.

Key Steps in Getting a Lodger in Your House

can i have a lodger

As a live-in landlord, you have some specific tasks to carry out before you can accept a lodger. A comprehensive approach to these steps ensures that you’re fully compliant with UK laws, thus safeguarding your interests and those of your prospective lodger.

1. Getting Permission

If your property is subject to a mortgage, ensure that you obtain written permission from your mortgage lender. Not doing so can result in you violating the terms of your mortgage contract. Additionally, if you’re a leaseholder, it would be prudent to consult your lease agreement or speak with the freeholder.

2. Inform Your Insurance Provider

Your existing home insurance may not cover lodgers or their possessions, so it is crucial to inform your insurance provider and update your policy as required.

3. Seek Legal Advice

Consider seeking legal advice or consulting a tax adviser if you’re unsure of the tax implications or any other aspect of the legal process. This can help you avoid complications down the line.

4. Prepare the Lodger’s Room

Prepare the space for your lodger by providing furniture and storage. Remember, the Rent a Room Scheme requires the room to be furnished.

5. Write a Lodger Agreement

A lodger agreement, which outlines the terms and conditions of your lodger’s stay, provides clarity and security for both parties. It’s advised to put it in writing even though a verbal agreement can be legally binding. The agreement should include terms on rent, deposit, notice period, and house rules.

While inviting a lodger into your home can be a great way to utilise spare rooms and generate income, it’s crucial to ensure that the process is carried out correctly. Following the steps above will help secure a legally compliant, safe, and mutually beneficial arrangement.

Understanding Your Rights as a Live-in Landlord

Being a live-in landlord presents a unique set of rights, which provide control and help maintain harmony in your household.

Access and Control

Unlike tenancy agreements, lodger arrangements do not provide the lodger with exclusive rights to any part of the property. This means you, as the landlord, have the right to access all areas, including the lodger’s room. However, it’s still important to respect your lodger’s privacy.

Rent and Notice Period

You are free to negotiate rent and notice period terms with your lodger. The details should be clearly stated in your written lodger agreement to avoid misunderstandings.

Ejecting a Lodger

If relations break down, you have the right to eject lodgers with reasonable notice, typically a week, unless otherwise stated in your agreement. Always seek legal advice before taking this step, to ensure you handle the situation appropriately.

Responsibilities of a Live-in Landlord

With rights come responsibilities. As a live-in landlord, you have obligations to ensure your lodger’s welfare and maintain a legal rental environment.

Maintenance of Property

You must maintain the property to a suitable living standard. This includes dealing with repairs and ensuring all services like heating, electricity, and water supply are functional.

Respect for Privacy

Despite your rights to access all areas of your property, you should respect your lodger’s privacy. Their room should only be entered under agreed terms, or in emergencies.

Deposit Protection

Unlike with a tenant, there’s no statutory requirement to protect a lodger’s deposit in a government-approved scheme. However, it’s good practice to do so, to reassure the lodger and avoid potential disputes.

Tax Considerations When Taking in a Lodger

Renting a room can affect your taxes. The UK government’s Rent a Room Scheme allows you to earn up to £7,500 per year tax-free from letting out furnished accommodation in your home.

Enrolling in the Rent a Room Scheme

To benefit from the Rent a Room Scheme, you need to submit an application. Once approved, you don’t need to report this income on your tax return unless you earn more than the threshold.

Outside the Rent a Room Scheme

If you opt not to apply for the scheme or your income exceeds the threshold, you’ll need to report your rental income on a self-assessment tax return. Bear in mind, though, that you can then deduct allowable expenses related to renting out the room.

Navigating the financial and legal landscape when taking in a lodger may seem complex, but it is manageable with the right information. Always seek advice from a legal or tax professional if you’re uncertain about any aspects of the process. Your decision to become a live-in landlord should be a positive and profitable experience.

Effect on Benefits and Council Tax

Inviting a lodger into your home could have an impact on your benefits and council tax. It’s crucial to understand how these changes might affect your financial circumstances.

Effect on Benefits

If you receive benefits, taking in a lodger could affect your entitlement. For means-tested benefits, such as Universal Credit, any income you earn from renting a room in your home could reduce the amount you receive. However, under the Rent a Room Scheme, the first £7,500 of rental income is disregarded in benefit assessments.

Impact on Council Tax

Taking in a lodger may also affect your council tax. If you previously lived alone and received the 25% single person discount, this would no longer apply with a lodger. However, if your lodger is a full-time student, they won’t be counted for council tax purposes.

Ensuring Your Lodger’s Safety

As a live-in landlord, you’re responsible for ensuring the safety of your lodger. This covers aspects such as fire safety, gas safety, and electrical safety.

uk lodger rights

Fire Safety

You must ensure there are suitable fire safety measures in place. This includes having a working smoke alarm on each floor, providing a fire extinguisher, and making sure that escape routes are unobstructed.

Gas Safety

It’s a legal requirement to have all gas appliances checked annually by a Gas Safe registered engineer. You must provide your lodger with a copy of the Gas Safety Certificate within 28 days of the check.

Electrical Safety

Any electrical appliances provided as part of the lodger’s furnishings must be safe to use. It’s recommended to conduct regular Portable Appliance Testing (PAT) to ensure this.

Living with a Lodger

Living with a lodger can be a significant adjustment. Clear communication, setting boundaries, and maintaining respect can contribute to a harmonious household.


Open and regular communication can help address any issues that may arise during the lodging arrangement. It’s important to establish a communication line from the outset to discuss any matters related to living arrangements, rent payments, and house rules.

Setting Boundaries

Establishing clear boundaries regarding shared spaces, guests, noise levels, and privacy can prevent misunderstandings. These guidelines should ideally be included in your written agreement.

Maintaining Respect

As a live-in landlord, fostering a respectful environment is key. This includes respecting your lodger’s privacy, personal space, and belongings. In turn, your lodger should respect your home and the rules set out in the lodger agreement.

Inviting a lodger into your home can offer various advantages, from additional income to companionship. Understanding the rules, regulations, and best practices can help ensure a positive and profitable experience for both parties. Remember, it’s crucial to seek professional advice if you’re unsure about any aspect of becoming a live-in landlord.

Finding the Right Lodger

Selecting the right lodger is crucial to ensure a harmonious living situation. Here are some steps you can take in your search:


Advertise your room in relevant places, such as local newspapers, online platforms, community noticeboards, and social media. Consider using dedicated websites like SpareRoom that specialise in matching lodgers with landlords.

Screening Prospective Lodgers

Conduct interviews with potential lodgers to assess their suitability. Discuss important details such as their lifestyle, work schedule, and expectations. Additionally, ask for references and consider running background checks for added security.


Your lodger will be sharing your home, so it’s important that you’re compatible. Think about the type of person you’d be comfortable living with. Consider factors like their cleanliness, reliability, and sociability.

Changes in Circumstances

Changes in your circumstances, or those of your lodger, may necessitate changes in the agreement. Always keep lines of communication open, review the agreement periodically, and make amendments where necessary.

Changes in Your Circumstances

If your circumstances change, such as wanting to sell your property or needing to move for work, you need to give your lodger notice as set out in your agreement.

Changes in Your Lodger’s Circumstances

If your lodger’s circumstances change, for example, they lose their job and struggle to pay rent, or they wish to move out, you need to address this based on the terms of your agreement.

Concluding Thoughts

Having a lodger in your house can be a mutually beneficial arrangement. It provides a valuable income stream for you and affordable accommodation for the lodger. However, it’s vital to understand the legal and financial implications involved. From obtaining necessary permissions, ensuring safety measures, to respecting your lodger’s rights, each step requires careful attention. Always make sure you have a written agreement detailing the terms of the arrangement to ensure both parties are clear on their rights and responsibilities.

With careful planning and clear communication, inviting a lodger into your home can be a rewarding experience. It’s not just about the financial gain; it can also provide companionship, and for some, a sense of security. Just ensure to approach this decision with diligence, keeping the law, your rights, and your responsibilities in mind.



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