Lodger Agreement: Taking in a Lodger

Taking in a lodger has never been more popular. With soaring bills more and more homeowners are finding it difficult to make ends meet thus taking in a lodger has become a very popular way to earn extra money.

Renting out your spare room can be an easy and quick way of earning extra cash and helping with costs. However, when letting out a room in your home it is paramount that you have a lodger agreement in place.

Who is a lodger? 

A lodger is anyone who pays to use a room in your house without having exclusive access to any other part of the property. Agreements with lodgers can take on many forms.

Whatever agreement you have reached with the lodger it is highly recommended to have a lodger agreement in place, The Legal Stop provides a FREE Lodger Agreement Template.

Can anyone take in a lodger?

Generally anyone can take in a lodger, whether you are renting your property from a landlord or you own your own house you can take in a lodger. However, your mortgage lender or the property landlord may prohibit the practice depending on your agreement with them.

If you own your property you should always check with your mortgage lender and home insurance provider whether you are allowed to rent a room. Likewise, if you rent your property from a landlord you should check with the property landlord to ensure that they are on board with your decision to take in a lodger.

Are there any legal requirements for taking in a lodger?

Although you don’t have to comply with all the legal repairing obligations applicable to rented properties, furniture should comply with the furniture regulations, and any gas appliances should be checked annually by a Corgi registered gas installer.

Do I need to make a tenancy agreement?

A lodger is not a tenant so taking in a lodger does not create an assured tenancy therefore, an Assured Shorthold Tenancy Agreement – Rent a House or Flat is not appropriate.

Theoretically it is not necessary to have a written agreement to rent out a room but it is highly recommended that you have a lodger agreement in place in order to regulate the relationship between yourself and the lodger and set out the rights and obligations of both parties. This will help to avoid any future problems.

The Legal Stop provides a FREE Lodger Agreement Template, this template is for use in those cases where the room is part of a house or flat which the owner occupies as his/her only or principal home.

Do the new tenancy deposit laws apply to taking in lodgers?

Current laws only apply for assured shorthold tenancies; therefore the law regarding tenancy deposit protection schemes does not apply to lodger agreements.

However, taking a deposit to protect against property damage and the lodger failing to pay rent is highly recommended. If you plan to take a deposit, it is vital that the terms are stipulated in a lodger agreement, our Lodger Agreement Template contains a clause dealing with deposit.

How do you evict a lodger?

Under UK law lodgers do not have the same rights as a tenant would have. This means that once you have given reasonable notice that a lodger must leave they have no right to stay in your home.

What amount to reasonable notice is decided by the parties before the lodger moves in, therefore having a well written lodger agreement is essential to avoid any dispute. Our Lodger Agreement Template contains a clause dealing with notice and early termination.

However, should a lodger refuse to leave after notice has been given then you will need a court order if you want to evict them.

Do I have to declare any payments?

The UK government has a ‘Rent a Room’ scheme which provides that the first £4,250 will be tax free for letting out furnished room in your home, but you have to disclose this income on your tax return.

If you share a house and both of you rent out a room, or rooms, then the maximum amount drops to £2,125.

Under the rules a lodger can rent anything from a single room to an entire floor in your family home. However, this will not apply if you separate areas into different flats. Nor does it apply for unfurnished rooms.

If you exceed the maximum amount or rent out an unfurnished room you must declare the payments as income to HM Revenue & Customs and pay tax in the normal way.

Prenuptial Agreements in the UK

A prenuptial agreement, also known as a “prenup”, is a contract between two people who are planning to enter into a marriage or civil partnership and it deals with the financial consequences in the event of their marriage ending.

Where the marriage or civil partnership has already taken place, a postnuptial agreement should be considered instead.

Why entering into a Prenuptial Agreement?

Entering into a prenuptial agreement, as unromantic as it might sound, can ultimately prove beneficial for both parties.

There are several reasons why more and more people enter into a prenuptial agreement, here are just few considerations, please note that this list is non-exhaustive:

  1. One partner is wealthier than the other – In the UK wealthy individuals risk losing 50% of their assets (sometimes more) if they divorce. Therefore, where one party is wealthier than the other they might want to enter into a prenuptial agreement in order to preserve their pre-existing wealth in the event of a divorce.
  1. One or both partners have been married before – If one or both parties have been divorced before they may wish to enter into a prenuptial agreement to preserve their current assets in the event of their marriage ending.
  1. Children and dependants – If a party has dependants or children from a previous marriage entering into a prenuptial agreement can ensure that their interests and well-being are not jeopardized on divorce. A prenuptial agreement can ensure that assets are distributed according to a party’s wishes and that neither the first family nor the new family are cut off.
  1. Inherited assets – One party may already have inherited family assets, or may have a reasonable anticipation of inheriting such assets during the marriage and by entering into a prenuptial agreement they want to preserve inherited family wealth. A prenuptial agreement allows for these inherited assets to be protected and kept out of any future financial settlement on divorce. Without a prenuptial agreement inherited family assets are most likely taken into account by the court in any future financial settlement on divorce.
  1. Overseas wealth – Just because assets are situated in another country does not mean that a UK court will not take them into account on divorce. If a party has property and assets outside the UK before marriage then on divorce the English courts are most likely to take into account worldwide assets and divide them on a 50-50 basis, regardless of how the overseas assets would be treated under the law of the country in which they are situated. A prenuptial agreement allows the parties to decide how their overseas assets will be dealt with.

Are Prenuptial Agreements enforceable in the UK?

Prenuptial agreements are legal and enforceable in the UK.

In the UK prenuptial agreements are enforceable provided they are properly entered into and there is no overriding reason that would prevent the court from adopting the provisions of the agreement.

The courts in the UK have complete and total discretion to decide how to divide the assets of the marriage; the aim of the courts is to achieve fairness in any financial divorce settlement. UK courts have complete discretion in applying the terms of a prenuptial agreement and will only enforce it to the extent they consider that it is equitable to adopt the agreement in the specific circumstances of any given case.

Therefore UK courts are likely to adopt the provisions of prenuptial agreements provided that they would not lead to an unjust result. In other words, the courts will take into account the provisions of a prenuptial agreement when deciding a divorce settlement but the courts will not enforce it if they consider that such prenuptial agreement may lead to a result that is unfair or unjust.

In deciding what is fair the starting point for any UK Court is Section 25 of the Matrimonial Causes Act 1973. Section 25 sets out the guidelines that the English courts must apply in deciding who gets what in any divorce proceedings, even if a prenuptial agreement has been entered into before the marriage. However, the courts are increasingly likely to enforce the provisions of prenuptial agreements provided that they do not conflict with the Section 25 criteria and would not unfairly prejudice the parties or any child of the marriage or otherwise create an inequitable or unfair outcome.

Prenuptial agreements are important in ensuring that personal assets, in the UK and worldwide, are dealt with equitably by the UK courts in the event of divorce; such agreements can in the right case have decisive weight in a divorce settlement.

The Legal Stop offers a FREE Prenuptial Agreement Template, however as everyone’s situation is different, prenuptial agreements need to be tailored to suit specific personal circumstances.

Furthermore, in order to ensure that a prenuptial agreement is taken into account by a court it must follow the requirements that the UK courts have laid down otherwise the courts will disregard or limit the application of the agreement. Therefore it is advisable to take independent legal advice in relation to this area of law.