If you’ve got a spare room going unused, taking in a lodger can be a practical way to make the most of your space. But before you hand over the keys, it’s important to understand how lodgers are different from tenants, and what that means for both of you.
This guide explains the essentials, so you can make confident, informed choices.
Who is considered a lodger?
A lodger is someone who rents a room in your home and shares living spaces with you, the resident landlord. You continue to live in the property while they rent a bedroom, often sharing the kitchen, bathroom, and other communal areas.
If they have their own private access and exclusive use of facilities, they may be considered a tenant instead.
Lodger vs tenant: what’s the difference?
While both pay rent, the legal and practical differences between a lodger and a tenant are worth understanding.
- A tenant typically has exclusive use of a part or the whole property and more legal protection.
- A lodger shares the home with the landlord and doesn’t have exclusive possession of their room.
The lodger vs tenant distinction matters because it affects things like notice periods, deposit rules, and your ability to end the arrangement.
Can you take in a lodger as a homeowner or tenant?
If you own your property, you’re generally free to take in a lodger, though it’s wise to inform your mortgage lender and home insurance provider. Some policies require you to update them when someone new moves in.
If you rent your home, it’s usually not as straightforward. You’ll need to get written permission from your landlord, and some tenancy agreements may not allow lodgers at all. Always double-check the terms to avoid breaching your contract.
Related: What is subletting? A complete guide for tenants and landlords
Lodger agreements: do you need one?
You don’t have to have a formal agreement, but it’s strongly recommended. A written lodger agreement helps set expectations on both sides and protects you if issues arise.
A clear lodger UK-wide agreement might cover:
- Rent amount and payment schedule
- How bills are handled
- Rules around guests, smoking, and pets
- Notice period for ending the arrangement
- Responsibilities for cleaning and shared spaces
Putting it in writing ensures everyone’s on the same page from day one.
Legal responsibilities of a live-in landlord
When someone moves in as a lodger, your role shifts slightly, even if it’s still your home. You’ll need to make sure the property remains safe and comfortable.
This includes:
- Keeping gas and electrical systems in working order
- Providing a secure and hygienic living environment
- Giving reasonable notice before entering their room
You don’t need to register the deposit with a government scheme like you would with a tenant, but it’s still good practice to be clear about how it will be returned.
Rights of lodgers in the UK
While lodgers don’t have the same level of legal protection as tenants, they’re still entitled to:
- A safe place to live
- Basic privacy and respect
- Notice before being asked to leave
Lodger rights don’t extend to court-based eviction processes in most cases, but fair treatment and communication go a long way in keeping things smooth.
Related: How will Awaab’s Law affect private landlords?
How much can you charge a lodger?
There’s no fixed rate, it depends on your location, the room itself, and what’s included. You might also be eligible for the Rent a Room Scheme, which allows you to earn up to £7,500 a year tax-free from renting out furnished accommodation in your main residence. Just be sure to opt in via your tax return.
Related: Guide for landlords : navigating the tax maze
Evicting a lodger: what are the rules?
Evicting a lodger in the UK is generally more straightforward than removing a tenant. You don’t need a court order – you must provide reasonable notice, typically matching their rent payment cycle (for example, one month’s notice if they pay monthly).
That said, if a lodger refuses to leave or the situation becomes difficult, it’s best to seek legal advice. While rare, problems can be resolved more easily when handled properly.
Related: Seven mistakes for landlords to avoid
Pros and cons of taking in a lodger
Let’s look at both sides.
Benefits:
- Additional income without letting out your whole property
- Flexible arrangement with fewer legal formalities
- An extra person around, which can offer security or company
Things to consider:
- Reduced privacy in your own home
- Potential for occasional disagreements
- Need to manage household expectations fairly
Most live-in landlords find the arrangement works well when there’s mutual respect and clear boundaries. It’s about finding the right fit.
FAQs about lodgers in the UK
Can I take a deposit from a lodger?
Yes, but you’re not legally required to protect it in a scheme. Just be clear about the terms upfront.
Do I need to give a lodger a key?
Yes, they should be able to access their room and shared areas freely.
Can I ask a lodger to leave at any time?
You can give reasonable notice without a formal eviction process, but it’s good to include this in your agreement.
Do I need to pay tax on rent from a lodger?
Not necessarily. Under the Rent a Room Scheme, you can earn up to £7,500 tax-free if the room is furnished and you’re living there too.
Can I evict a lodger for any reason?
Yes, provided you give proper notice and remain fair. If you expect issues, seek legal guidance early on.
Here to help landlords at every step
With a bit of planning, clear expectations, and open conversations, having a lodger can work out brilliantly for everyone involved.
Whether you’re thinking about taking in a lodger or managing a full property portfolio, your local Martin & Co team offers friendly, practical support to help you stay on top of it all.
