Who it's for
- Landlords letting a single room in a shared house in England
- Resident landlords letting a room (excluded licence option)
- Licensed HMOs should consider the Per-Room HMO Tenancy Agreement, which includes the full written statement of terms
What's included
- Which agreement type do you need? — table by situation, possession route and whether the Renters' Rights Act 2025 applies
- HMO standards — licensing, minimum room sizes, fire safety, kitchens, bathrooms, gas safety and EICR
- Room rental agreement: property, room, landlord, tenant, agreement type, rent, bills, deposit, shared and private areas
- Clauses on the tenant's and landlord's obligations, house rules and ending the agreement (APT or excluded licence wording)
- Signature lines
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See what's in the bundle →Key points covered
- If you do not live there, the tenant normally has a full assured periodic tenancy — possession needs a Section 8 ground and a court order
- If you live there and share facilities, it is normally an excluded licence ended by notice
- Minimum room sizes for HMOs: 6.51 sqm single, 10.22 sqm double
- Deposit protected in a scheme for a tenancy (optional for an excluded licence)
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Questions
Is a room let a tenancy or a licence?
It depends. If you do not live in the property, it is normally an assured periodic tenancy. If you live there and share living space, it is normally an excluded licence.
Can I use it for a licensed HMO?
You can, but the Per-Room HMO Tenancy Agreement is more complete for HMOs: it includes the written statement of terms, licence details and house rules.
Does the tenant need 2 months' notice to leave?
For an assured periodic tenancy, the tenant gives at least 2 months' written notice. For an excluded licence, the notice in the agreement applies.
Is it England only?
Yes. Wales and Scotland have different tenancy laws.
Room Rental Agreement
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