Resident landlord tool

Lodger agreement checklist

Prepare the practical points to agree before a lodger moves in, from rent and deposit to shared spaces, guests, notice, and house rules.

Checklist builder

Build your lodger checklist

This creates a planning checklist, not a full legal agreement. Use it to organise the terms before drafting or reviewing a lodger agreement.

Draft output

Your checklist

Lodger agreement checklist

Resident landlord: [Resident landlord name]
Lodger: [Lodger name]
Property: [Property address]

1. Room and contents
- Describe the room: [Room and included furniture]
- Attach photos or an inventory of furniture, keys, bedding, appliances, and any existing marks.

2. Rent, deposit, and bills
- Rent: [Rent and frequency]
- Deposit or holding payment: [Deposit or holding payment]
- Bills and services included: [Bills and services included]
- Agree when rent is due, how it is paid, what happens if it is late, and whether bills have a fair use limit.

3. Shared areas and privacy
- Shared areas: [Shared areas]
- Agree which rooms the lodger can use, storage space, bathroom/kitchen routines, cleaning, and when the landlord may enter the lodger's room.

4. Notice and ending the arrangement
- Notice period: [Notice period]
- Agree how notice must be given, what happens to keys, how belongings will be collected, and how the final rent/deposit will be settled.

5. House rules
- Rules to agree: [House rules to discuss]
- Cover guests, overnight stays, quiet hours, smoking, pets, security, repairs, damage, Wi-Fi, working from home, and emergency contact details.

6. Before move-in
- Complete right to rent checks where required.
- Take photos and sign an inventory.
- Give both sides a copy of the agreed terms.
- Record emergency contacts and practical instructions for bins, heating, alarms, and appliances.

Practical workflow

How to use this tool well

The draft is strongest when it is backed by dates, amounts, agreement wording, and evidence. Work through these steps before sending it.

1

Check whether the arrangement is likely to be an excluded occupier or basic protection setup.

2

Agree money terms: rent, deposit, bills, payment date, and late payment handling.

3

Agree living terms: shared areas, guests, noise, cleaning, privacy, and access.

4

Write the agreed terms down and give both sides a copy.

Why lodger agreements need extra clarity

A lodger arrangement is often more personal than a standard tenancy because the landlord and lodger share a home. Small misunderstandings about guests, cleaning, noise, privacy, or bills can become stressful quickly.

GOV.UK explains that a person is usually a lodger if they rent a room in the landlord's home and the landlord lives there too. Their rights depend on whether they are an excluded occupier or an occupier with basic protection.

Excluded occupier or basic protection

If the lodger shares living spaces such as a kitchen, bathroom, or living room with the resident landlord, GOV.UK says they are likely to be an excluded occupier. If they do not share living spaces, they may have basic protection.

This matters most when ending the arrangement. Excluded occupiers usually receive reasonable notice, often matching the rent payment period. Occupiers with basic protection usually need a written notice to quit and may require a court order if they do not leave.

Checklist, not a full agreement

This page helps you prepare terms to discuss. It does not replace a properly drafted lodger agreement, tax advice for rent-a-room income, or immigration right to rent guidance.

Frequently asked questions

Is a lodger agreement the same as a tenancy agreement?

Not always. A lodger may have a licence or tenancy depending on the arrangement. If the landlord lives in the same home and shares living space, the lodger is often an excluded occupier with fewer eviction protections.

Does a lodger deposit need to be protected?

Deposit protection rules are different for many lodger arrangements compared with assured private tenancies. Still, record the amount, purpose, and deductions clearly and give receipts.

What notice should a lodger get?

For excluded occupiers, GOV.UK says reasonable notice usually means the rental payment period. For occupiers with basic protection, written notice to quit is usually needed and must often be at least four weeks.

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