Lodger Agreement — Word & PDF Template

This Lodger Agreement is for a resident landlord who rents a room in their own home to a lodger in England and Wales. It is written as an excluded licence rather than a tenancy, which works only while the host lives in the property as their main home and shares accommodation with the lodger. If the host does not live there, use a tenancy agreement instead.

Who is this template for?

Designed for homeowners and live-in landlords letting a spare room, who want clear terms on rent, deposit, notice and house rules.

What does the template include?

The agreement is organised into clear sections:

• Important Notice — explanation that this is a licence, not a tenancy.
• Parties — the host and the lodger.
• The Property and Room — the home and the room provided.
• Licence Period — the length of the arrangement.
• Licence Fee — the rent payable.
• Deposit — any deposit, capped at five weeks’ fee (six where the annual fee is £50,000 or more); no deposit-protection scheme applies to a licence.
• Notice to End the Licence — written notice periods for each side, and the host’s right to end it immediately for serious breach.
• Lodger’s Obligations — the lodger’s responsibilities.
• Host’s Obligations — the host’s responsibilities.
• House Rules — practical rules for shared living.
• End of Licence — what happens when the lodger leaves.
• Governing Law — England & Wales jurisdiction.
• Signatures — execution by the parties.

Easy to customise

The template works in Microsoft Word, Google Docs and LibreOffice. Fill in the highlighted fields, set the rent and notice period and adjust the house rules before signing.

Format and scope

Provided as an editable Word (.docx) file and a PDF in A4 size, drafted for use in England and Wales.