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A Guide for Lodgers

A lodger’s life suits many people. Some like the flexibility it offers, while others work away from home and just need a weekday base, without the complications, responsibilities and expense involved in having a place of their own.

Lodgers rent a furnished room in their landlord’s home, sharing some accommodation – often the kitchen, bathroom and/or living room – with him and his family, and perhaps also with other lodgers. Compatibility is, therefore, of great importance.

In comparison with others who rent, lodgers have few rights under the law. Most are classed as licensees rather than tenants, and their legal status is that of ‘excluded occupier’, because they are outside the protection normally given to tenants.

Should he wish a lodger to leave, a landlord need only give ‘reasonable notice’, which can be as little as a week. If the lodger does not then vacate, he can be evicted without a court order.

However, this relative lack of rights is balanced by a lack of responsibilities, which can work to a lodger’s advantage. For instance, if you decide you want to move, for whatever reason, you can do so quickly and with minimum hassle.

Looking for lodgings

Having a lodger is becoming an increasingly popular way of supplementing income. The government’s Rent-a-Room scheme (under which a landlord can earn up to £4,250 without paying tax), low interest rates (which are reducing income from savings) and large mortgages are all contributory factors.

In theory, therefore, you should be spoilt for choice when looking for lodgings – though much depends on the type of accommodation you are seeking and the area in which you are seeking it.

You may find lodgings through:

• Advertisements in the local press
• The internet
• Word of mouth
• Local companies (particularly larger ones), and institutions such as hospitals and colleges, which often hold details of staff members with rooms to let

The last two are among the best methods, as they offer some assurance about a potential landlord’s background.

Viewing lodgings

Take with you a checklist of your requirements. Be clear about your priorities, but be realistic too.

Try out the bed, chair(s) and other furniture. Check that any appliances in your room are working, and that there is enough storage for your needs.

Trust your instincts. If you have a bad feeling about the landlord or the property, move on.

Key considerations

Once you have found suitable accommodation, here are some points to consider before committing yourself.

• Will your lifestyle be compatible with that of other members of the household? If, for example, the landlord is a heavy metal enthusiast and you plan to spend your evenings studying, this may not be a match made in heaven

• What are the house rules? It is to everyone’s benefit to establish a set of guidelines, but if these seem overly restrictive or petty, you may decide to look elsewhere

• Will the landlord’s contents insurance cover your belongings?

• What are the security arrangements? Does the property have a burglar alarm? Will you be able to lock the door to your room?

• Are measures in place to promote safety? Gas and electrical appliances should be serviced annually, upholstered furniture should comply with regulations, and the building in general should be safe, inside and out

For his part, the landlord will probably require references from your bank, employer and any previous landlord before you move in. You should also be aware that there are now organisations that provide screening services, including criminal record checks, for landlords.

Get it in writing

While a written agreement is not a legal requirement, it is in the interests of both landlord and lodger to have one, as it places their relationship on a business footing and leaves less room for misunderstandings.

Nowadays, most landlords will insist on such an agreement. Before signing, ensure you are clear about its terms and are happy with them. Don’t be afraid to negotiate if need be.

The agreement should include such things as:

• Your rent, when it is due, and how much notice your landlord will give you of any increase

• What the rent covers – for example, will your washing be done for you, and are any meals provided? In many cases, the rent will include a share of some bills (usually electricity, gas, water, council tax), though not, for obvious reasons, the telephone bill

• If bills are not included in the rent, what your share of them will be

• Whether additional services are available at an extra charge

• What general household items (for example, cleaning materials) you and your landlord will each pay for

• The amount of notice each party will give the other if they wish to end the arrangement

• Whether you have exclusive use of your room and access to it

• Which other rooms and facilities you may use, and on what conditions

• Whether you can invite friends to the property, and, if so, on what terms

• Whether a deposit is required, and, if so, the conditions on which it will be returned. Landlords usually ask for a month’s rent in advance, to cover any outstanding rent, unpaid bills, or damage. If you pay a deposit, make sure you obtain a receipt

You and your landlord can agree other terms as your particular circumstances dictate.

A rewarding relationship

The lodger-landlord relationship can seem a strange one; you are living at close quarters with people who are, in most cases, neither your family nor your friends. The euphemism ‘paying guest’, in itself something of a contradiction in terms, encapsulates what can be an uneasy status.

However, with realism, goodwill, and a little give and take, both lodger and landlord can benefit from, and even enjoy, living under the same roof.

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