A lodger agreement is a legal contract that allows an individual to rent a room within a property where the landlord also resides. Unlike a tenancy agreement, which grants exclusive occupation, a lodger agreement typically provides a licence to occupy a space on a shared basis, often in the landlord's main home. For UK landlords and lodgers, having a clear, written agreement is essential to prevent misunderstandings and disputes. This article provides a detailed overview of free lodger agreement samples available in the UK, based on information from legal document providers and template services. It covers the purpose of these agreements, their typical structure, key clauses, and how to access and customise free templates.
Understanding Lodger Agreements in the UK
A lodger agreement is designed for situations where a landlord, who lives in the property, rents out a spare room. This arrangement is common in England and Wales, and the agreement is distinct from a tenancy agreement. The key difference is that a lodger does not have exclusive occupation of the room; the landlord retains the right to enter the room in all circumstances, and the lodger shares common areas such as the kitchen and bathroom with the landlord and any other occupants.
According to source data, a lodger agreement grants a licence to occupy rather than an assured shorthold tenancy or occupation contract. This means the lodger is not protected from eviction under the Protection from Eviction Act 1977 in the same way a tenant would be. The agreement is typically used for properties in England and Wales, with different versions available for Scotland.
While it is possible to allow someone to live in a room without a formal written agreement, using a written lodger agreement is strongly recommended. It helps both parties understand the terms of the occupation, including rent, duration, and responsibilities, and provides a clear reference point in case of disagreements.
Free Lodger Agreement Samples Available in the UK
Several UK-based legal and property services offer free lodger agreement templates that can be downloaded or customised online. These templates are designed to comply with current housing law and industry best practices, providing a reliable foundation for landlords and lodgers.
OpenRent Lodger Agreement
OpenRent provides a free lodger agreement template that can be downloaded as a PDF. This template is the same as the one used in their Rent Now service, which has been used to create hundreds of thousands of tenancies across the UK. The agreement is described as including the latest elements of UK housing law and is editable with custom clauses. It is integrated into OpenRent's tenancy creation process, which also offers digital signatures and online storage.
The OpenRent template is available for free download on their website. It is intended to serve as a reference for creating a lodger agreement, and users can add their own custom clauses. The service emphasises that the agreement follows industry best practice and is suitable for live-in landlords renting out a room in their main home.
Aatos Lodger Agreement
Aatos offers an online tool to create tailored legal documents, including lodger agreements. Their platform guides users through a series of questions to generate a customised agreement. The service is designed to be intuitive, ensuring that the final document is compliant with local laws. While Aatos mentions that their service is launching soon with a new tool, the source data indicates that the platform will allow users to create agreements in minutes.
The Aatos template includes standard clauses such as notice periods, liability for damages, insurance, and safety. For example, it specifies that either party may terminate the agreement with written notice, and the landlord may terminate immediately in cases of serious breaches like non-payment or damage. The lodger is responsible for any damages caused, and the landlord’s insurance does not cover the lodger's personal belongings.
Rocket Lawyer Lodger Agreement
Rocket Lawyer provides a lodger agreement template for use in England and Wales. The template is available in Word and PDF formats, with a size of 4 to 7 pages. It is rated 4.5 out of 5 based on 183 votes. The agreement begins by identifying the parties involved and includes sections on definitions and interpretation, grant of licence, and other key terms.
The Rocket Lawyer template explains that the agreement is for a room in a private furnished residential property and that the lodger must ensure any guests comply with the obligations under the agreement. It also clarifies that references to the singular include the plural, and vice versa.
Wonder.legal Lodger Agreement
Wonder.legal offers a lodger agreement template that can be filled out online. Users answer a few questions, and the document is created automatically in Word and PDF formats. The template is last revised on 09/10/2025 and is available for properties in England. The service notes that a different type of lodger agreement may be used for properties in Scotland.
The Wonder.legal template highlights the difference between a lodger agreement and a tenancy agreement, emphasising that a lodger does not have exclusive occupation and that the landlord retains the right to enter the room. It also states that while a formal written agreement is not legally required, it is best practice to have one in writing to ensure clarity.
Key Clauses in a Standard Lodger Agreement
Lodger agreements from various providers typically include similar sections and clauses. Understanding these clauses can help landlords and lodgers negotiate and customise their agreements effectively.
Parties and Definitions
The agreement starts by identifying the landlord and the lodger. It includes definitions for key terms such as: - Property: The landlord's main home where the lodger will reside. - Common Areas: Rooms in the property that the lodger can use on a shared basis, such as the kitchen or bathroom. - Rent: The amount payable in advance, usually weekly or monthly, and the due date. - Term: The duration of the lodging, which may be on a week-to-week or month-to-month basis. - Deposit: A security deposit, if applicable, though some agreements may not require one.
Grant of Licence
This section explains that the agreement grants a licence to occupy a room, not a tenancy. It specifies that the lodger does not have exclusive occupation and that the landlord retains the right to enter the room. It may also exclude the lodger's protection from eviction under the Protection from Eviction Act 1977.
Rent and Payment Terms
The agreement outlines the rent amount, payment frequency, and due date. For example, rent may be payable weekly in advance on a specific day of the week. It may also include details on late payment penalties or procedures for rent reviews.
Notice Period and Termination
Lodger agreements typically include clauses on how either party can terminate the agreement. Common terms include: - A notice period of a specified number of days (e.g., 7 or 14 days) for termination by either party. - Immediate termination by the landlord in cases of serious breaches, such as non-payment of rent or damage to the property.
Liability for Damages
The lodger is usually responsible for any damages caused to the property during the agreement. The cost of damages may be deducted from a security deposit, with any excess billed to the lodger. This clause helps protect the landlord's property and ensures the lodger takes care of the room and shared spaces.
Insurance and Safety
The agreement may clarify that the landlord's insurance does not cover the lodger's personal belongings, and the lodger is encouraged to obtain their own contents insurance. Safety clauses often include requirements to maintain fire safety regulations, such as not obstructing fire exits and avoiding misuse of appliances.
Duration and Renewal
The agreement specifies the start date and the basis of the lodging, such as week-to-week or month-to-month. It may also outline procedures for renewal or changes to the terms.
Signatures
The agreement concludes with spaces for both the landlord and lodger to sign, date, and print their names, indicating their acceptance of the terms.
How to Access and Use Free Lodger Agreement Templates
Accessing free lodger agreement samples in the UK is straightforward through the websites of legal service providers. Here is a general process based on the available sources:
- Visit the Provider's Website: Go to the website of a service like OpenRent, Rocket Lawyer, Wonder.legal, or Aatos.
- Locate the Template: Search for "lodger agreement" or "free lodger agreement template" on the site.
- Download or Generate: For templates like OpenRent's, you can download a PDF directly. For services like Wonder.legal or Aatos, you may need to answer a few questions to generate a customised document.
- Review and Customise: Read the template carefully and add any custom clauses specific to your situation. For example, you might include rules about guests, smoking, or use of common areas.
- Sign and Store: Once finalised, both parties should sign the agreement. Some services offer digital signatures and online storage for convenience.
- Keep a Copy: Ensure both the landlord and lodger have a copy of the signed agreement for their records.
It is important to note that while these templates are free, they may be part of a broader service. For instance, OpenRent's free template is also available as part of their Rent Now service, which includes additional features like digital signatures and professional tenancy creation.
Important Considerations for Landlords and Lodgers
Before using a free lodger agreement template, landlords and lodgers should consider the following:
- Jurisdiction: Ensure the template is suitable for your location. Most templates are for England and Wales, with separate versions for Scotland.
- Customisation: Free templates provide a standard framework, but you may need to add specific clauses relevant to your property or arrangement.
- Legal Advice: While templates are designed to be compliant, complex situations may require professional legal advice.
- Insurance: Lodgers should check their contents insurance, and landlords should verify that their home insurance covers lodgers.
- Tax Implications: Renting out a room may have tax implications, such as the Rent-a-Room Scheme, which allows landlords to earn up to £7,500 per year tax-free.
Conclusion
Free lodger agreement samples are readily available from UK-based legal and property services, providing a practical starting point for landlords and lodgers. These templates are designed to comply with housing law and industry standards, covering essential clauses such as rent, termination, and liability. By using a written agreement, both parties can establish clear expectations and reduce the risk of disputes. Whether downloading a PDF from OpenRent or generating a customised document through Aatos or Wonder.legal, landlords and lodgers should review the terms carefully and consider any necessary customisations to suit their specific arrangement.