Shared Houses, HMOs, Lodger Agreements | 2026

Room Rental Agreement Template UK

A legally sound rental agreement for renting a room in a shared property, HMO, or lodger situation. Covers shared areas, house rules, and all key tenancy terms.

What the Room Rental Agreement Covers

Landlord and tenant / lodger details

Room and shared areas description

Rent amount and payment frequency

Deposit amount and protection scheme

Notice period (28 days for lodgers, 1 month+ for tenants)

Shared facilities and house rules

Guest and visitor policy

Utility and council tax responsibilities

Quiet hours and noise provisions

Access and inspection rights

Lodger vs Tenant — What is the Difference?

Lodger

Landlord lives in the property. Lodger has fewer legal rights. Notice period is typically 28 days.

No statutory deposit protection required (though advisable).

Tenant (Room in HMO)

Landlord does not live there. Tenant has full Housing Act rights. Minimum 1 month notice.

Deposit must be protected in a government-approved scheme within 30 days.

Get Your Room Rental Agreement

Generate a personalised, legally compliant room rental agreement in minutes. From £9.99.

Frequently Asked Questions

Is a room rental agreement different from a tenancy agreement?

If the landlord lives in the property (a lodger arrangement), the occupant is a lodger, not a tenant, and has fewer legal protections. If the landlord does not live there, the occupant is likely a tenant with full Housing Act rights. Our generator covers both scenarios.

Do I need a separate agreement for each room in an HMO?

Yes. Each occupant in a House in Multiple Occupation (HMO) should have their own written agreement covering their specific room and the shared areas they have access to.

Can I include a no-guest clause in a room rental agreement?

You can include reasonable restrictions on overnight guests, but courts may treat overly restrictive clauses as unenforceable if they unreasonably interfere with the tenant's right to quiet enjoyment.