Updated October 2026 · Fraser Bond
Renting · Lodgers
Lodgers explained
Lodgervs tenant
£7,500tax-free
Noticereasonable
Permissionneeded
In short: A lodger lives in your home and shares facilities with you, as an "excluded occupier". They don't have an assured tenancy, so the 2026 Renters' Rights changes generally don't apply; you only need to give reasonable notice, often matching the rent period. Homeowners can earn up to £7,500 a year tax-free under Rent a Room relief. Tenants need their landlord's permission to take a lodger, and homeowners should check their mortgage and insurance. Use a written lodger agreement.
| Lodger | Tenant | |
|---|---|---|
| Shares with owner | Yes | No |
| Notice | Reasonable | Grounds and notice |
| Court needed | No | Yes |
| Deposit protection | Not required | Required |
Lodger vs tenant
Rent a Room relief
Annual income–
Taxable above £7,500–
If you exceed the limit you can choose the relief or normal expenses.
Frequently asked questions
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Does a lodger need a tenancy agreement?
A written lodger agreement is best.
How much notice do lodgers get?
Reasonable notice, usually the rent period.
Prefer letting a whole home?
Talk to our team or get a free valuation.
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