Lodger Agreement

A lodger agreement template for resident landlords letting a room in their own home. This creates a licence to occupy — not a tenancy — with far fewer legal requirements than an assured shorthold. Lodger arrangements sit outside the Renters’ Rights Act 2025.

What this document is

A lodger agreement is a licence, not a tenancy. It gives the lodger permission to occupy a room in your home in return for rent, but it does not give them exclusive possession. Because you (the landlord) live in the property as your main home, the lodger has lodger status under the Protection from Eviction Act 1977 — with very limited statutory protection.

This template covers all the practical points: rent and bills, house rules, notice period, and the boundary between shared and private space.

When to use it

Use this agreement if all of the following apply:

• You own or rent the property and it is your main home.
• The lodger will share at least some living space with you.
• You are not letting a self-contained flat or annexe.

Rent a Room Scheme

Resident landlords can earn up to £7,500 per year tax-free under the Rent a Room Scheme. This applies automatically — you do not need to claim it — provided your gross rental income stays under the threshold.

Why lodgers sit outside the Renters’ Rights Act

The RRA 2025 amends the Housing Act 1988, which only governs assured tenancies — not licences to occupy. Because a lodger has a licence, none of the RRA changes (Section 21 abolition, periodic-tenancy default, statutory pet requests) apply. This makes the lodger arrangement the simplest, most flexible way to share your home in 2026 and beyond.