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
DocPilot templates are drafted from current legislation and official guidance (GOV.UK, legislation.gov.uk and the relevant regulators), checked against those sources and fully re-reviewed every six months. They are not legal advice. How we make our documents →
Read the guide
Related documents
Lodger Agreement Complete Pack£16.99 · See what's included →Notice to Quit£11.99 · See what's included →Room Rental Agreement£12.99 · See what's included →
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
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