England & Wales · 9 pages · v2026.09

Lodger Agreement (England & Wales)

Licence for a lodger renting a room in the home you live in. An excluded licence, not a tenancy: no court order needed to end it, no Renters' Rights Act, with house rules and inventory schedules.

• Correct legal form: excluded licence, not a tenancy
• Unaffected by the Renters' Rights Act 2025
• House rules and room inventory schedules included
• Right to Rent, Rent-a-Room and council tax notes

What you get

• Lodger Agreement (England & Wales) – editable Word (.docx) and PDF
• Particulars page: room, shared areas, rent, what bills are included, deposit, notice period
• Clauses on the licence (no exclusive possession), rent and payment, deposit, shared facilities, guests, house rules, cleaning, damage, insurance, access, ending the arrangement, belongings left behind and notices
• Schedule 1: house rules (edit to suit) · Schedule 2: room inventory · Schedule 3: Right to Rent record (England)
• Plain-English guidance notes: Rent-a-Room relief (£7,500), council tax single-person discount, telling your mortgage lender and insurer, safety duties, how to end the arrangement lawfully

Who it is for

Homeowners and tenants (with their landlord's consent) in England or Wales taking a lodger into the home they live in. Not for letting a whole property or a room where you do not live: use an Assured Periodic Tenancy Agreement (England) instead.

Law stated as at September 2026. A general precedent drafted by UK lawyers, not legal advice on your situation; take advice on anything unusual. Drafting assisted by AI tools under lawyer review.