The paperwork for taking in a lodger
Before a lodger moves in, write a short agreement, check their right to rent, and tell your mortgage lender, your insurer and the council. If you rent, ask your landlord too.
A spare room becomes a lodger with surprisingly little admin. But there's a short list of people to tell and a couple of things to write down, and doing them before they move in saves the awkward catch-up later. None of it takes long. Here's the lot in one place.
Put the basics in writing
Start with a short lodger agreement. It doesn't need a solicitor, just the rent, what it covers, how much notice each of you gives, and the house rules that actually matter to you. Write the deposit down too: what it is, and what would come out of it. And if you're in England, you have to check your lodger's right to rent before they move in, which means checking their original passport or other document with them present, or checking a share code on gov.uk's online service, and keeping a dated record. The paperwork is the easy part, though. What really makes it work is trusting the person you're handing a key to, and listing your room on Among Our People lets applicants attach references, and some carry an ID-verified badge, so less of it comes down to a leap of faith. And if you have gas appliances, you need an annual gas safety check, because you count as a landlord.
Tell your lender and your insurer
Two quick calls. If you've got a mortgage, check what it says, because most let you take a lodger while you live there, but plenty want a quick nod first. And tell your home insurer. A lodger can change your cover, and if you don't mention it, you might find your things aren't protected when you need them to be. Neither call usually costs you anything. Skipping them can.
If you rent, ask your landlord
Renting the place yourself doesn't rule out a lodger, but it does mean one more permission. Most tenancies say you need your landlord's yes before anyone else moves in, and even the ones that don't are worth a message to keep things straight. Get it in writing if you can, so you're covered if there's ever a question later.
Sort out the council tax
If you live on your own, you're getting the 25% single-person discount, and taking in a lodger usually ends it, because the home now has two adults in it. So tell the council when they move in. There's one exception worth knowing: if your lodger is a full-time student, they don't count, and you keep the discount. Bills are a separate thing and up to you — put their name on them or just split it between you, whatever's simpler.
Check your benefits, and the tax
If you claim any means-tested benefits, a lodger can change them, so check before they arrive rather than after, and tell the office that handles your claim. On tax, the rent counts as income, but the Rent a Room Scheme lets you earn up to £7,500 a year from a furnished room tax-free. We've a whole guide on that one if it's useful.
Do the short list once, before they move in, and the rest is just living with someone new. ✦
General information, not legal advice. Always check your own situation.