Basic facilities

“You are free to decide most things with the person you let to,” is the official government advice, so long as you stay within the basic requirements of general housing law. This dictates that the lodger has access to the kitchen, washing and toilet facilities. As roommate-finding site SpareRoom explains in its guide to taking in a lodger, “in the simplest terms you will provide a furnished room plus use of communal areas and facilities. Other benefits such as cleaning and meals are up to you.”

Sometimes, facilities will need to be shared which, as The Property Landlord highlights, needs to be considered in advance. “If you take in a lodger, you will be expected to provide bathroom and kitchen facilities – whether you are offering an en-suite bedroom or sharing one communal area. You will have to think about everyday things like leaving washing up lying around, which cupboards the lodger can use, and rules about who buys milk and using each other’s food! Arguments over who used the last of the bread can make or break a relationship between a landlord and lodger.”

You could rent a room unfurnished but doing so would mean you weren’t eligible for the government’s Rent a Room Scheme, in which case, there would be additional implications when it comes to paying tax.

Safety and security

As the landlord, you are responsible for ensuring all gas appliances are maintained in good working order and, per the Gas Safety (Installation and use) Regulations 1998, that they are checked annually by a recognised engineer approved under regulation 3 of those regulations. Electrical appliances must also be safe to use and, if you are supplying any new appliances – which may include oil filled radiators, fan heaters or televisions for the lodger’s room – you must also provide the accompanying instruction booklets.

All furniture, whether new or second hand, which is provided as part of the let, must comply with the Furniture and Furnishings (Fire)(Safety) Regulations 1988 unless it was made before 1950. Check the item’s label to ensure it meets the requirements.

It is not just furniture that needs to be fire safe, either. As fivenights.com, which helps match Monday to Friday tenants with homeowners, explains, “A house built after June 1992 must have a smoke detector fitted on every floor. Every smoke detector in the house should be tested in the presence of the lodger when they move in, and then every week or so. An overly sensitive smoke detector can be a bit of a nuisance, but it should be a part of your agreement with your lodger that they are not tampered with or in any way disabled.”

Keeping your records in order

Make sure you keep accurate records and discuss the state of affairs with your tenant, so you are in agreement over what rent has been paid and what is owing, as well as what furniture and facilities were provided when they moved in.

This can help avoid any difficulties when the tenancy comes to an end – and will help greatly when completing your Self-Assessment tax return.

Are you cut out to be a live-in landlord?

Before you start down this alley, if you have never let out a room before, take some time to really consider whether you will be happy to share your home with another person. Think about how you use your space now. Stop using some cupboards and try and imagine other people’s stuff in the areas or rooms that will be shared. Your tenant will have to respect your personal boundaries but this goes two ways, and when everything is owned by you – and perhaps already used in a certain way, there is a certain amount of angst to add in to the equation.

As the landlord, you will need to be fair but firm if there does come a time where there is a disagreement about payment or living arrangements. Make sure you are on top of your legal requirements and ensure you have a process for your record keeping in place, should you need to refer back. Remember it is your home but for some tenants, it won’t be. It will be just a stopping place until their next move so consider a worst-case scenario and discover how you really feel about sharing your belongings and dealing with a conflict.