What is a room rental agreement?
A room rental agreement (sometimes called a lodger agreement or roommate agreement) is a written agreement between someone who controls a home – the owner, or the main tenant – and a person who rents a single bedroom and shares the kitchen, bathroom and living areas. It covers the room, the rent and whether bills are included, the house rules, guests, the deposit and how much notice either side must give.
When to use it
- You own your home and take in a lodger to help with the mortgage.
- You are the tenant of a flat or house and want to bring in a roommate.
- You are moving into someone else's home and want the terms clear before you pay a deposit.
If you are letting a whole house or self-contained apartment, use the residential lease agreement instead.
A room in your own home can be different
In some places the law treats a lodger who shares the owner's home differently from a tenant who rents a whole property. The notice period, the way the arrangement can be ended and whether deposit rules apply may all differ – and in other places the lodger may have most of the same rights as a full tenant. Check your local housing rules before relying on a short notice period.
If you are a tenant yourself, you usually need your landlord's permission to take in a lodger or sublet. Many leases forbid it without written consent, and breaking that term could put your own tenancy at risk. This template includes a clause confirming you have permission.
Key terms to agree
| Topic | Questions to settle |
|---|---|
| Rent | How much, how often, due date, payment method |
| Bills | Included, partly included, or shared – and how the share is worked out |
| House rules | Cleaning, kitchen and fridge space, quiet hours, smoking |
| Guests | How many overnight stays are fine before asking |
| Deposit | Amount, what it covers, when it is returned |
| Notice | How long either side must give to end the arrangement |
How to use this template
- Enter the householder's and lodger's names and the address of the home.
- Describe the room and any furniture, then set the rent, due date and whether bills are included.
- Fill in the deposit, quiet hours and the notice period.
- Switch the pets, smoking and inventory clauses on or off, or add your own rules with the AI box.
- Download the PDF, walk through the room together, and both sign before the lodger moves in.
Tips
- Write down the house rules. Most disagreements between housemates are about cleaning, noise and guests – a short list prevents them.
- Keep payment records. Give a receipt with the rent receipt generator or send a monthly rent invoice, especially if bills are shared.
- Take photos at move-in. Dated photos make returning the deposit much simpler.
- Check tax and insurance. Rental income from a lodger may be taxable, and your home insurer may need to know.
This template is general information, not legal advice. Rules for lodgers, roommates and subletting vary between states and countries; check your local rules or ask a housing adviser if you are unsure.
Frequently asked questions
What is the difference between a lodger and a tenant?
A lodger usually rents a room in a home where the owner or main tenant also lives and shares common areas, while a tenant usually rents a whole property. In some places lodgers have fewer protections, such as shorter notice periods, but this depends on local law.
Can I rent a room if I am a tenant myself?
Usually only with your landlord's permission. Many leases ban subletting or taking in lodgers without written consent. Get permission in writing before you sign a room rental agreement.
Should rent include utilities?
Either works. Including utilities is simpler; sharing actual bills is fairer when usage varies. Choose the option in the form and make sure both of you understand how bills are split.
How much notice should a lodger or householder give?
Many room rentals use 28 days or one month, matching the rent period. Local law may require a minimum notice period, so check before choosing a shorter one.
Do I need to protect a lodger's deposit?
It depends where you are. Some places require deposits to be held in a protection scheme even for room rentals, while others exempt lodgers living with the owner. Check your local rules.
