Updated October 2026 · Fraser Bond
Taking in a lodger
Fill in the boxes and your agreement writes itself
£7,500Rent a Room allowance
Excludedoccupier status
Noticereasonable period
Freetemplate
In short: A lodger lives in your home and shares facilities with you, so they're usually an "excluded occupier" rather than a tenant. That means you can end the arrangement with reasonable notice without going to court. A written agreement avoids misunderstandings about rent, bills, notice and house rules. You can earn up to £7,500 a year tax-free under the Rent a Room Scheme.
Lodger agreement generator
A starting template only, for a lodger living in your own home in England. Take advice for unusual arrangements.
Before your lodger moves in
Frequently asked questions
Is a lodger agreement legally binding?
Yes, it's a contract between you and the lodger, though lodgers have fewer statutory rights than tenants.
Do I need to protect a lodger's deposit?
No, deposit protection rules apply to assured tenancies, not lodgers living with you, but returning it fairly is good practice.
How much can I earn tax-free?
Up to £7,500 a year under the Rent a Room Scheme.
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