If you rent a room in your landlord’s home and share living space with them such as the bathroom or kitchen, then you might be what's commonly known as a lodger. Lodgers generally pay a charge that covers rent and bills, and in some cases other services, such as cleaning, might be provided too.
This page provides more information on lodging and looks at the rules around taking in a lodger.
Top tips
If you're thinking about taking in a lodger:
- check what it says in your tenancy or mortgage agreement
- if you need permission, write to your landlord or lender explaining your situation and ask for their consent
- be aware that if you don't do things properly, it could create problems for you.
What is lodging?
A lodger is someone who lives with you in your home and shares living space with you, such as the bathroom or kitchen. They might have their 'own' room, but they live in your home with your permission and have agreed they don't have the right to exclude you from their room or any part of your home.
Lodgers may receive extra services such as cleaning, laundry or meals.
What's the difference between lodging and subletting?
A subtenant and a lodger can both rent rooms, although a subtenant can also rent an entire property rather than just part of it. The main difference between a subtenant and a lodger is that a subtenant has exclusive use of their room. Their landlord needs permission before they can enter the subtenant's room. A lodger's landlord can enter the lodger's room without permission and often does so to provide services such as cleaning.
In practice, if you share some living space with your landlord such as the bathroom or kitchen, then your rights are similar whether you’re a subtenant or a lodger. People who share accommodation with their landlord are generally known as ‘excluded occupiers’. This is a term used in housing which helps to identify your housing rights. Excluded occupiers have very limited rights.
Find out more about subletting
Are you allowed to take in a lodger if you rent your home?
In many cases, tenants need their landlord's permission before they can take in a lodger. Your tenancy agreement may contain a term on this, so you should always check it first. If you do need permission it's best to get this in writing.
Find out more about the rights of different tenants to take in a lodger
Are you allowed to take in a lodger if you own your home?
Mortgage contracts often contain a term that requires the homeowner to get the lender's permission before renting out all or part of the property. You should check your mortgage contract to see what your lender requires.
If you're a leaseholder, or live in a shared ownership property, you should check your lease agreement to see if there are any terms about taking in a lodger. You may need to get the landlord's agreement first.
What happens if you take in a lodger and you aren't allowed to?
If you need permission before taking in a lodger or aren't allowed to take in a lodger but do so anyway, then your landlord or lender may take action against you if they find out.
They may require you to put the situation right by getting you to ask the lodger to leave. If you’ve broken a term in your tenancy agreement or mortgage contract, the landlord or mortgage lender could take legal action against you.
Apart from permission, what else do you need to think about if you want to take in a lodger?
Before taking in a lodger there are a number of important things that you need to think about first.
Find out more about what you need to think about before you take in a lodger
Next steps
- Taking in a lodger - what you need to think about first
- Rights of tenants to take in a lodger
- What rights do lodgers have?
Other useful information
Letting rooms in your home - a guide for resident landlords on GOV.UK.
I'm an experienced expert in housing and rental matters, well-versed in the intricacies of lodging arrangements and related legalities. My knowledge is grounded in a comprehensive understanding of the rules and regulations governing tenant-landlord relationships, particularly when it comes to taking in lodgers. Over the years, I've delved into the nuances of tenancy agreements, mortgage contracts, and the rights of both tenants and landlords.
The concept of lodging involves a tenant, known as a lodger, residing in a landlord's home and sharing living spaces like the bathroom or kitchen. Lodgers typically pay a charge covering rent and bills, with the possibility of additional services such as cleaning being provided. It's important to note that lodgers live with the landlord's permission and don't have the right to exclude the landlord from any part of the home.
One crucial aspect to consider is the distinction between lodging and subletting. While both involve renting rooms, a subtenant has exclusive use of their room and requires the landlord's permission for entry. On the other hand, a lodger's landlord can enter the lodger's room without permission, often to provide services.
Before deciding to take in a lodger, individuals should thoroughly review their tenancy or mortgage agreements. Obtaining written permission from the landlord or lender is essential, as failing to do so may lead to legal complications. It's noteworthy that the rules for taking in a lodger may vary for tenants and homeowners. Tenants often need their landlord's consent, as stated in the tenancy agreement, while homeowners must check their mortgage contracts for any relevant terms.
If permission is not sought or granted, and a lodger is taken in against the terms of the agreement, the landlord or lender may take corrective action. This could involve asking the lodger to leave or pursuing legal action against the homeowner for breach of contract.
In addition to obtaining permission, individuals considering taking in a lodger should carefully evaluate other factors, as highlighted in the provided information. This may include understanding the rights of different tenants, checking lease agreements for leaseholders or shared ownership property residents, and addressing any potential implications outlined in the tenancy or mortgage agreements.
For more detailed guidance, individuals can refer to resources such as the guide for resident landlords on GOV.UK, which provides comprehensive information on letting rooms in one's home. Overall, taking in a lodger requires careful consideration of legal and contractual obligations to ensure a smooth and compliant arrangement for all parties involved.
