A resident landlord lets part of the property that is their only or main home. If you rent a room while continuing to live there, the person may be a lodger. That is different from letting a whole flat or house while living elsewhere, and the distinction matters: legal rights depend on the real living arrangement, not simply the label used in a document.
GOV.UK describes two common types of lodger arrangement. A person who lives in the landlord’s home and shares living space such as a kitchen, bathroom or living room is likely to be an excluded occupier. Someone who lives in the home but does not share those spaces may have basic protection. A resident landlord can grant a tenancy or a licence; the agreement and the facts should be considered together. Where the status is unclear, take independent housing-law advice rather than assuming the lighter rules apply.
Put the practical terms in writing before the move-in date. Set out the room, any shared areas, rent amount and payment frequency, what bills are included, house rules, how repairs are reported and what notice each side must give. GOV.UK says the notice needed depends on the agreement and the occupier’s status. For example, a lodger who pays weekly will usually give at least four weeks’ notice, while a monthly payer will usually give a month. The landlord’s notice rules differ between an excluded occupier and someone with basic protection. Do not rely on a generic form where the circumstances differ.
A landlord may ask for a deposit. The official lodger guidance says it does not have to be protected in a government-approved tenancy-deposit scheme, although a landlord may choose to do so. Keep a clear record of the amount received, the condition of the room and any agreed deductions. The landlord should return the deposit, less justified deductions, at the end of the arrangement. A dated inventory and receipt can help both parties understand what was agreed.
Right to Rent is an England-only scheme. The Home Office’s October 2026 guide includes people taking in lodgers: all adult occupiers who will use the accommodation as their only or main home must be checked before occupation, regardless of nationality. The guide requires checks to be completed in the prescribed way and records to be kept. Avoid selecting people for checks based on appearance, accent or nationality; apply the process consistently and use the official service.
Tax is another point to check. For 2025–26, HMRC’s Rent a Room Scheme threshold is £7,500 of gross receipts, reduced to £3,750 if another person receives income from letting accommodation in the same property. The scheme is limited to furnished accommodation in the landlord’s only or main home and has conditions. Receipts above the threshold may be dealt with under one of HMRC’s calculation methods; the right choice depends on individual circumstances. Check the current tax-year guidance before relying on a figure.
Before advertising, review any mortgage, lease or insurance terms that govern taking a lodger, and ask the local council whether local rules affect the property. This is general information, not legal or tax advice; seek qualified help for a disputed status, notice or tax question.