Who it's for
- Homeowners and resident landlords letting a room in the home they live in
- Anyone using the Rent a Room scheme
- Not for rooms in a property you do not live in — use the Room Rental Agreement or Per-Room HMO Tenancy Agreement
What's included
- About this template — why a lodger usually has an excluded licence
- Rent a Room scheme key facts (2025/26): the £7,500 limit, joint owners, what counts as receipts, council tax, insurance and mortgage
- Lodger agreement: property and room, host and lodger, start date, licence fee, what is included, deposit, shared and private areas, notice period
- Right to rent record, house rules, ending the agreement and the nature of the agreement
- Signature lines for host and lodger
Save with a bundle: get this plus 20 more documents in the Landlord Complete Bundle for £49.99.
See what's in the bundle →Key points covered
- An excluded licence — not an assured tenancy — so no court order is needed to end it after notice
- Notice period set in the agreement (28 days suggested) from either side
- Deposit protection is not legally required for an excluded licence but is recommended
- Rent a Room: up to £7,500 of gross receipts tax-free for a sole owner, only for furnished rooms in your main home
- Taking a lodger may end a single person council tax discount — tell the council, your insurer and your lender
Read the guide
Related documents
Questions
Does the Renters' Rights Act 2025 apply to lodgers?
Not normally. A lodger who shares living accommodation with a resident landlord is usually an excluded occupier with a licence, not an assured tenant.
Do I need to protect a lodger's deposit?
It is not legally required for an excluded licence, but the template recommends it as good practice.
Do I need to do a right to rent check?
Yes, in England. The agreement includes a box to record the check.
What is the difference from the Lodger Agreement Complete Pack?
The Complete Pack adds a room condition record, a notice to quit letter and a fuller Rent a Room guide.
Lodger Agreement Template
£12.99 · Word + PDF · instant download
Buy — £12.99 →