Lodger agreement template: free in Word, or sign it online
Reviewed in October 2026
A lodger agreement is a licence for someone to live in a room in your own home and share the kitchen or bathroom with you. A lodger is not a tenant, so different rules apply. This agreement sets the room, the rent, the bills, the house rules and the notice to end it.
Ten documents free, no card. Signed by the householder and the lodger.
Example filled in with sample data
The full lodger agreement
LODGER AGREEMENT
Licence to occupy a room in the householder’s home in England
This agreement is made on [date] between [Householder name] (the "Householder"), who lives at [full address and postcode] (the "Home") as their only or main home, and [Lodger name] (the "Lodger").
1. Licence
The Householder gives the Lodger permission to live in [describe the room] and to share the kitchen, bathroom and [living room] with the Householder. This is a licence, not a tenancy. The Lodger does not have exclusive possession of any part of the Home.
2. Start and period
The licence starts on [start date] and continues from [week to week / month to month] until ended under clause 10.
3. Rent
The Lodger pays £[amount] per [week / month], in advance on [day], by [method]. Rent includes [bills, broadband, cleaning of shared areas, meals if any].
4. Deposit
The Lodger pays a deposit of £[amount]. The Householder returns it within [14] days after the Lodger leaves, less the cost of any damage beyond fair wear and tear, unpaid rent or lost keys, with a written list.
5. Bills
[All bills are included in the rent.] [Option: The Lodger pays percentage% of gas, electricity and water bills within days of receiving each bill.]
6. House rules
Quiet hours are [10 pm to 7 am]. Overnight guests only with the Householder’s agreement and for no more than [2] nights a week. No smoking or vaping inside. Pets: [not allowed / allowed as described]. The Lodger keeps their room tidy and cleans up after using shared areas.
7. Access to the room
The Householder may enter the Lodger’s room to clean, inspect or repair at reasonable times, with notice where practical.
8. Keys and security
The Lodger receives [number] keys, will lock doors when leaving and will not copy keys or give them to others.
9. Right to rent
The Householder has checked the Lodger’s right to rent in England before the start date.
10. Ending the licence
Either party may end this agreement by giving at least [one rental period / 4 weeks / one month] of notice in writing. On leaving, the Lodger removes their belongings and returns all keys.
11. Signatures
This agreement is governed by the law of England. The parties agree to sign it electronically, with the same effect as handwritten signatures.
HOUSEHOLDER
Signature: ______________________
Name: [full name]
Date: [date]
LODGER
Signature: ______________________
Name: [full name]
Date: [date]
What the template includes
A licence for one room with shared kitchen or bathroom
Weekly or monthly periods
Rent and what it includes
Deposit and how it comes back
Bills included or split
House rules on noise, guests, smoking and pets
Householder access to the room
Keys and security
Right to rent check
Notice to end the licence
What you fill in
Field
Example
Date
21 October 2026
Householder
Margaret Ellis
Lodger
Daniel Novak
Home
9 Elm Grove, Bristol BS7 8PQ
Room
Second bedroom, furnished
Rent
£650 per month, bills and broadband included
Deposit
£650
Notice
One month in writing
How it gets signed
1Choose “Use this template”, fill in the fields and read the full lodger agreement once more.
2Send it by WhatsApp or email. The other party opens the link on their phone without an account.
3They tap the brown bar at the bottom that says “Sign as …” and draw their signature with a finger.
4Everyone gets the signed PDF with its signature certificate. Anyone can check it at signsolu.com/verificar.
Your first ten documents are free and need no card.
The gov.uk guide to renting out a room in your home says a lodger who shares your kitchen, bathroom or living room is usually an excluded occupier. You only need to give reasonable notice, usually one rental period, and you do not need a court order to end the letting.
Resident landlords do not have to protect a lodger’s deposit in a government scheme. The Rent a Room Scheme lets you earn up to £7,500 a year tax-free from furnished lodging, according to the same guide.
If you do not live in the property, use the tenancy agreement instead.
Before your lodger moves in
1Check their right to rent.
2Ask for a reference from a past landlord or employer.
3Tell your mortgage lender or landlord and your home insurer.
4Tell your council if you lose a single person council tax discount.
5Sign the agreement and photograph the room.
House rules that work
Living together goes well when expectations are clear from day one. Agree quiet hours, guests, cleaning and food space before signing.
Write them in clause 6. A short list is easier to follow than a long one.
A worked example
Margaret lets her second bedroom in Bristol to Daniel for £650 a month, bills included. Her rent stays under the Rent a Room threshold.
After eight months Daniel gets a flat with his partner. He gives one month’s notice in writing, returns his keys and gets his deposit back within fourteen days.
Ending the arrangement
Give notice in writing even though the law does not always require it. A written notice avoids confusion about the last day. Sign it online so you both have the date on record.
Common mistakes with lodgers
No written agreement. Memories differ about rent, bills and notice.
Not telling the lender or insurer. Your mortgage or policy may need their consent.
Skipping the right to rent check. It applies to lodgers too.
Vague bills. Say whether bills are included or how they are split.
Getting the room ready
Lodgers expect a bed, storage, a desk or table and a lock or privacy on their door. A furnished room also qualifies for the Rent a Room Scheme.
Photograph the room on move-in day and attach the photos to the signed agreement. They make the deposit return quick and fair.
Checklist before you sign
1You live in the home as your only or main home.
2The lodger shares the kitchen, bathroom or living room with you.
3You checked their right to rent.
4Your lender or landlord and your insurer agree.
5Rent, bills and notice are written in the agreement.
If any of the first two points is not true, the person may be a tenant, and the tenancy agreement is the right document.
When all five are done, send the agreement for signature. Your lodger signs from a phone and you both keep the signed PDF with its certificate.
Meals, cleaning and extras
Some householders offer breakfast, laundry or weekly cleaning of the lodger’s room. Write any extras in clause 3 with what is included in the rent.
Extras make the room more attractive but also add work. Agree them clearly so neither side expects more than was offered.
