Writing a fair lodger agreement
A lodger agreement is not legally required — but it protects both parties. We explain what to include, what to avoid, and what makes an agreement fair.
Do you need a written agreement?
No — but you almost certainly want one. Without a written agreement, the terms of the lodger's stay are governed by what you agreed verbally, which is hard to prove and easy to dispute.
A clear written agreement sets expectations on both sides from day one, reduces arguments, and gives you something to point to if things go wrong.
What to include
A good lodger agreement should cover: names and address of both parties; start date and whether it is fixed-term or rolling; rent amount, payment day, and method; what is included in the rent (bills, internet, etc.); notice period for both parties; deposit amount and when it will be returned; which rooms the lodger can use; house rules around guests, noise, cleaning, smoking, and pets; what happens if rent is late; and circumstances in which you can end the arrangement immediately.
Notice periods
There is no statutory minimum notice period for lodgers — it is whatever you both agree. In practice, 28 days is common and considered reasonable. You can give less notice if the lodger has seriously breached the agreement, for example by not paying rent or behaving in a way that makes sharing intolerable. Spell this out in the agreement.
Deposits
Unlike tenant deposits, lodger deposits do not legally need to go into a government-approved protection scheme. However, being clear about deposit conditions in writing is still important.
Specify the amount held, what deductions can be made, when you will return it (typically within 14 to 28 days of leaving), and how disputes will be resolved.
What to avoid
Avoid vague language — reasonable without defining it invites argument. Be specific: 28 days written notice by email or letter, not just reasonable notice.
Do not copy residential tenancy agreements — they are designed for tenants and include legal protections that do not apply to lodgers. Using the wrong template could accidentally grant more rights than intended.
Avoid terms that could be discriminatory — you cannot refuse on the basis of protected characteristics.
This guide is for general information only — not legal advice. For your specific situation, consult a solicitor or housing adviser.
