Taking In Lodgers- ‘Rent-A-Room’ Scheme
Written by The Landlord on 11 Oct 2007Ever considered taking in a lodger? A lodger can be a great way of generating income; many thousands of people earn extra income in this way.
To start with, I’m going to list a few of the perks and pitfalls for accommodating lodgers:
The positives of taking in a lodger
- most obviously, it’s a great way of earning extra cash, which can ultimately help you pay your mortgage and support other financial expenditures you may have
- The Inland Revenue allow you to earn up to £4250 per year (Just over £350 per month) tax-free through the rent-a-room scheme. To be valid for the scheme (tax-free policy), you need to stick to a few rules, which I’ll cover later.
- Your lodger has a license to occupy your premises and not a full tenancy – no interest in the property – therefore it’s a much simpler process to remove unsuitable lodgers than it is tenants You have much more control over the situation with a lodger than you do with full tenants. This is because Lodgers occupy your home on licence, and they do not have security of tenure – unlike tenants. Lodgers cannot call the place their own, therefore they have no right to stay on if you give them notice to leave.
- If you live alone, a lodger’s presence alone can provide you with security
- Good lodgers can become great friends; they can even become free house sitters, child and pet minders. Let’s face it, living with someone new and random could be fun; you may find yourself with a new drinking partner
The negatives of taking in a lodger
- you could potentially end up living with a stranger. So it’s important you get someone trust worthy in. It’s always best if you can get a friend in, or a friend-of-a-friend; basically anyone that comes with a good recommendation from someone you can trust.
- you’ll have to provide a communal area, such as a bathroom and kitchen.
- you may find it more difficult to gain personal space and “alone time” around the house. So walking around in your undies or cooking naked may no longer be an option. Unless, of course, by some miracle you’re both nudists! In that case, game on.
- Lodgers and landlords aren’t always going to agree on everything, so the odd debate here and there is more than possible.
- Your tenant has the right to invite guests over, so you may have to play host for random guests and have unknown faces around your house.
The Rent a Room scheme
The main benefit of getting a lodger is that you can apply for the “rent a room scheme”, which as mentioned, entitles you to a tax free income of up to £4250. The Rent a Room scheme is an optional exemption scheme from renting furnished accommodation in your only or main home.
To avoid creating full tenancies and to qualify for the rent-a-room scheme, you must meet the following requirements:
- The room you let must be in your main residence, where you live most of the year. If you move out the lodger could become a full tenant by default.
- The lodger must not have exclusive possession of a self-contained part of your property. Cooking facilities and bathroom etc. need to be shared with you.
- The room you let must be for the lodger to live in, not to run a business.
- If you are a tenant yourself you will need permission from your own landlord before you take a lodger. You will need permission in writing.
- You will need to inform your insurers – they may want to change the cover slightly, and it’s a good idea to ask the lodger to insure their own possessions. It’s unlikely your household insurance will cover the lodger’s possessions.
- You need to inform your mortgage lender, though it’s unlikely they will have any objections.
The advantages and disadvantages of the scheme
Although the scheme sounds like a decent deal, it might not be for you; it’s simply a matter of working out what is best for you. The principal point to bear in mind is that if you are in the Rent a Room scheme you can’t claim any expenses relating to the letting, for example, wear and tear, insurance, repairs, heating and lighting.
To work out whether you will be better off joining the scheme or declaring all of your letting income and claiming expenses on your tax return you need to compare the following:
- how much income you are left with after your expenses
- the amount of your receipts (rent plus any income from laundry services, meals, etc) over £4,250 or £2,125 if letting jointly (2007-2008 tax year)
- If you opt out of the scheme (or simply do nothing) you will pay income tax on the first amount. If you opt into the scheme you will pay tax on the second amount.
Extra “rent a room scheme” notes
- You will not need to worry about health and safety, environmental health and gas checks, as you would with a full tenant. However, it never hurts to make take those precautions regardless.
- As mentioned, you’re taking a huge risk when taking in a stranger as a lodger. We all tend to be too trusting of people we don’t know – letting a complete stranger into your home is a risk.
- It is most advisable to verify the lodger thoroughly. You should carry out credit searches and referencing on prospective lodgers, just as you would a tenant – unless you know they are genuine or they come recommended from a reliable source.
- Legally you don’t need a formal agreement, but it is an extremely good idea to have one, as it can prevent a lot of arguments later.
- Renting out a room may also affect your contents insurance. Most insurers will put up premiums, but it’s still important to inform them if you want to be sure that your belongings are protected. If you don’t tell them, the insurance may not be valid.
- Taking in a lodger will most likely affect the amount of benefits you get if you’re claiming. For example, if you’re receiving housing benefit and you take in a lodger, the amount you get will almost certainly be reduced as they’ll assume your lodger is paying rent. This will be the case even if your lodger is living rent-free. If you simply don’t tell them, you may end up having to repay an overpayment, or be prosecuted for fraud.
Have you ever been a lodger or taken in a lodger or even simply considered taken in a lodger? Tell me about it…
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92 Comments - join the conversation...
Showing 43 - 92 comments (out of 92)
Martin2010-04-12 11:03:20
Hi
Thinking of renting a room out on occasional basis as theatre digs and coincidentally our house and contents insurance is due for renewal. Our broker can't find an insurance company willing to take this on for less than £1300 annually! How do other people manage?
Thanks,
Martin
Thinking of renting a room out on occasional basis as theatre digs and coincidentally our house and contents insurance is due for renewal. Our broker can't find an insurance company willing to take this on for less than £1300 annually! How do other people manage?
Thanks,
Martin
43
Theresa2010-05-26 21:52:34
Hi
I decided to rent a room in my home at the end of January this year under the 'rent a room' scheme as my finances were not good due to poor physical health. The young lady aged 19 that I took into my home was known to my 23 year old daughter briefly through a bellringing group she belonged to. She appeared plausable and looked to be a potentially good lodger. Her background was poor but I naively believed this not to be through her own doing. I didn't use a formal contract although I have verbal witnesses to our agreement. She never paid me any rent whatsoever and I stupidly hadn't taken a bond.She claimed she had put in a housing benefit claim asnd that I woiuld have the rent back dated to when she moved in ayt the end of Jan.
I eventually became suspicious as the rent was not forthcoming despite repeated requests. She spent much of her time staying with her boyfriend at his lodgings but returned to cook meals and do her washing sometimes staying with him too in my home.
I repeatedly requested a reference number for her housing benefit claim and she always gave an excuse as to why she couldn't provide it at that time. My enquiries with the housing office as her landlady led me to believe she had never submiitted a claim.
I informed her that I wanted it sorted by a certain date several weeks in advance and when it wasn't sorted and she had been using my home for more than 3 months without me ever receiving a penny in rent I evicted her by changing the locks having given reasonable notice.
She is now threatening me and stating that I am breaking the law.
In fact i intend to pursue her through legal channels for the rent arrears but still feel threatened by her texts. Any advice that may be of help would be greatly appreciated. My own ill health is being greatly affected by this.
I decided to rent a room in my home at the end of January this year under the 'rent a room' scheme as my finances were not good due to poor physical health. The young lady aged 19 that I took into my home was known to my 23 year old daughter briefly through a bellringing group she belonged to. She appeared plausable and looked to be a potentially good lodger. Her background was poor but I naively believed this not to be through her own doing. I didn't use a formal contract although I have verbal witnesses to our agreement. She never paid me any rent whatsoever and I stupidly hadn't taken a bond.She claimed she had put in a housing benefit claim asnd that I woiuld have the rent back dated to when she moved in ayt the end of Jan.
I eventually became suspicious as the rent was not forthcoming despite repeated requests. She spent much of her time staying with her boyfriend at his lodgings but returned to cook meals and do her washing sometimes staying with him too in my home.
I repeatedly requested a reference number for her housing benefit claim and she always gave an excuse as to why she couldn't provide it at that time. My enquiries with the housing office as her landlady led me to believe she had never submiitted a claim.
I informed her that I wanted it sorted by a certain date several weeks in advance and when it wasn't sorted and she had been using my home for more than 3 months without me ever receiving a penny in rent I evicted her by changing the locks having given reasonable notice.
She is now threatening me and stating that I am breaking the law.
In fact i intend to pursue her through legal channels for the rent arrears but still feel threatened by her texts. Any advice that may be of help would be greatly appreciated. My own ill health is being greatly affected by this.
44
Twattybollocks2010-05-27 12:25:17
Theresa,
sorry to hear about all this. I don't want to sound contrite but do try not to let this get on top of you. If you are ill, you need to try to relax and not worry too much.
I recommend that you contact your local citizens advice office or a local solicitor. I suppose if you do not have a contract then it will be he says/she says but if you feel the texts are becoming hostile or threatening contact the police. Unfortunately having a lodger as a live in landlady means you are not covered by a lot of the housing act which a normal AST would cover. As a live in Landlady you would normally issue a 'licence' to your lodger to allow them use of their room and certain areas of the property.
Ask HER to provide YOU with evidence in writing, not by text or email as they cannot be used as evidence, that you have broken the law and to prove it. To be honest, the chances of getting your money are pretty remote so I would not bank on getting it - if you do then it's will be a bonus.If you gave reasonable notice in writing stating your intentions and she has not payed anything I can't see any magistrate awarding compensation to her. If you did not have a bond then she can't sue you for not securing it!
Let us know how you get on and don't let it get you down. You can vent off on here, and whilst I am sometimes a little less patient with some people, I do have half a heart!! LOL.
TB
PS you could always inform her that unless she stops sending threatening texts you will send the boys around to sort her out!
sorry to hear about all this. I don't want to sound contrite but do try not to let this get on top of you. If you are ill, you need to try to relax and not worry too much.
I recommend that you contact your local citizens advice office or a local solicitor. I suppose if you do not have a contract then it will be he says/she says but if you feel the texts are becoming hostile or threatening contact the police. Unfortunately having a lodger as a live in landlady means you are not covered by a lot of the housing act which a normal AST would cover. As a live in Landlady you would normally issue a 'licence' to your lodger to allow them use of their room and certain areas of the property.
Ask HER to provide YOU with evidence in writing, not by text or email as they cannot be used as evidence, that you have broken the law and to prove it. To be honest, the chances of getting your money are pretty remote so I would not bank on getting it - if you do then it's will be a bonus.If you gave reasonable notice in writing stating your intentions and she has not payed anything I can't see any magistrate awarding compensation to her. If you did not have a bond then she can't sue you for not securing it!
Let us know how you get on and don't let it get you down. You can vent off on here, and whilst I am sometimes a little less patient with some people, I do have half a heart!! LOL.
TB
PS you could always inform her that unless she stops sending threatening texts you will send the boys around to sort her out!
45
Twattybollocks2010-05-27 12:39:38
Hey Teresa,
thinking about it if there is no written contract I would definately say to her "sue and be damned". Her rights as a lodger are severely reduced and with no hard copy to prove otherwise you could easily say that you informed her of your rules etc when she moved in and have a witness to prove it.
If you were I I would just tell them to kiss my arse and f*** off!!!! But thats just me!!! You could of course tell her that unless she stops harrassing you, you will telephone the benefit fraud hotline and report her. She may not be breaking the law but it will make her life hell for a while whilst they investigate!
It wight even bring a smile to your face!
Cheers
TB
thinking about it if there is no written contract I would definately say to her "sue and be damned". Her rights as a lodger are severely reduced and with no hard copy to prove otherwise you could easily say that you informed her of your rules etc when she moved in and have a witness to prove it.
If you were I I would just tell them to kiss my arse and f*** off!!!! But thats just me!!! You could of course tell her that unless she stops harrassing you, you will telephone the benefit fraud hotline and report her. She may not be breaking the law but it will make her life hell for a while whilst they investigate!
It wight even bring a smile to your face!
Cheers
TB
46
Nikki2010-05-29 11:29:17
I have previously been a lodger in peoples homes, and I would more than recommend to anyone who is thinking of taking in a lodger to think carefully about what it is you are willing to offer in return for allowing someone to stay in your home.
I have on 3 seperate occasions lodged in different houses. The first time, it was with a friend, who I had known for many years and everything was fine... no problems and the only reason I ever moved out was due to getting a new job in another area.
The second occasion was not so good. I originally went to see the lady who owned the house and she seemed very friendly. She showed me around the house and said I could use anything I wanted in the house, including washing machine, fridge, all the usual facilities. We talked for a long time and I agreed to move into the room she had available.
It wasn't long after moving in, I found that this woman was not all she seemed when we first met. On the first occasion I used the washing machine, I was asked what I thought I was doing using her property?
She had already agreed that I was allowed to use it and I had not seen that I was doing anything wrong when I did. The same thing happened when I first decided to cook a meal, she went up the wall with me for using the kitchen. The reality was, this woman actually wanted the money from me lodging there, but did not want me to actually be there, except to sleep in my room and maybe use the bathroom at the most.
In all honesty, it was a very unpleasant situation to be in and I moved out of there quite quickly.
The third time was in a large house, where I had specifically asked in my advert when searching for a room, that privacy and a quiet surroundings were the things I required the most. The man I moved in with said that he too wanted both of these things and it was agreed that I move in. The house was a nice house in a good location and I was quite happy there. I began to get suspicious though that not all was what it seemed after going away for a weekend. I returned to the house and went up to my room, but on entering it, I sensed that something wasn't right. I am a very intuitive person with a pretty good memory and I know when something is out of place. It turned out on inspection, that my drawers had been gone through...i know this, as I keep things in them in exact places and some of my paperwork was no longer in the order I kept it within my files. Alarm bells went off and I realized that yet again I was in somewhere that the person I was sharing with was not what they seemed. Just in case I was mistaken, I decided to give him the benefit of chance, but I intentionally set up several things which might get his interest on the desk I had in my room, I photographed everything before leaving for the day and then checked it when I got back. It had all been moved and gone through and the moron had even put one letter back in the wrong envelope. I made the decision that I had to move out of there asap, but I had paid this man a bond for the room. I was stuck in a situation where I had to ask him for the bond back after only a 3 month stay in his home out of an original 6 months contract. As expected, he tried to say I wasn't entitled to it and as I was under contract I still had to pay him rent for the room even if I moved out. I was stuck in a situation where if I confronted him about what I knew about him going through my things, that if I was forced to stay to get my money back, then life could become quite difficult if I said anyything. Instead, I contacted a solicitor who advised me that the contract I had signed did not mean I had to pay the outstanding months rent if I left early and that if he failed to return the bond, I could take him to court to get it back. With this knowledge, I took him to task on the intrusion into my personal belongings and I also forced him into repaying my bond, which when all was sorted, he actually admitted to knowing he was in the wrong to try and with hold.
So the reality to all of this, is if you are thinking about taking in a lodger, then make sure that A) you are fully prepared to sit and discuss what you are willing to allow them free use of and stick to it once they have moved in and B) make sure that ground rules such as privacy and respect for the people who are moving into your home is adhered to so that a peaceful and successful lodging can be maintained!
I have on 3 seperate occasions lodged in different houses. The first time, it was with a friend, who I had known for many years and everything was fine... no problems and the only reason I ever moved out was due to getting a new job in another area.
The second occasion was not so good. I originally went to see the lady who owned the house and she seemed very friendly. She showed me around the house and said I could use anything I wanted in the house, including washing machine, fridge, all the usual facilities. We talked for a long time and I agreed to move into the room she had available.
It wasn't long after moving in, I found that this woman was not all she seemed when we first met. On the first occasion I used the washing machine, I was asked what I thought I was doing using her property?
She had already agreed that I was allowed to use it and I had not seen that I was doing anything wrong when I did. The same thing happened when I first decided to cook a meal, she went up the wall with me for using the kitchen. The reality was, this woman actually wanted the money from me lodging there, but did not want me to actually be there, except to sleep in my room and maybe use the bathroom at the most.
In all honesty, it was a very unpleasant situation to be in and I moved out of there quite quickly.
The third time was in a large house, where I had specifically asked in my advert when searching for a room, that privacy and a quiet surroundings were the things I required the most. The man I moved in with said that he too wanted both of these things and it was agreed that I move in. The house was a nice house in a good location and I was quite happy there. I began to get suspicious though that not all was what it seemed after going away for a weekend. I returned to the house and went up to my room, but on entering it, I sensed that something wasn't right. I am a very intuitive person with a pretty good memory and I know when something is out of place. It turned out on inspection, that my drawers had been gone through...i know this, as I keep things in them in exact places and some of my paperwork was no longer in the order I kept it within my files. Alarm bells went off and I realized that yet again I was in somewhere that the person I was sharing with was not what they seemed. Just in case I was mistaken, I decided to give him the benefit of chance, but I intentionally set up several things which might get his interest on the desk I had in my room, I photographed everything before leaving for the day and then checked it when I got back. It had all been moved and gone through and the moron had even put one letter back in the wrong envelope. I made the decision that I had to move out of there asap, but I had paid this man a bond for the room. I was stuck in a situation where I had to ask him for the bond back after only a 3 month stay in his home out of an original 6 months contract. As expected, he tried to say I wasn't entitled to it and as I was under contract I still had to pay him rent for the room even if I moved out. I was stuck in a situation where if I confronted him about what I knew about him going through my things, that if I was forced to stay to get my money back, then life could become quite difficult if I said anyything. Instead, I contacted a solicitor who advised me that the contract I had signed did not mean I had to pay the outstanding months rent if I left early and that if he failed to return the bond, I could take him to court to get it back. With this knowledge, I took him to task on the intrusion into my personal belongings and I also forced him into repaying my bond, which when all was sorted, he actually admitted to knowing he was in the wrong to try and with hold.
So the reality to all of this, is if you are thinking about taking in a lodger, then make sure that A) you are fully prepared to sit and discuss what you are willing to allow them free use of and stick to it once they have moved in and B) make sure that ground rules such as privacy and respect for the people who are moving into your home is adhered to so that a peaceful and successful lodging can be maintained!
47
dan2010-06-13 11:05:18
hi,
firstly i have to say that nikki's comments are very helpful
i am thinking about letting out my spare bedroom of my 2 bed flat. it isn't all that large but is only a single. my communual space consists of an open plan kitchen lounge dining room and a shower room, i also have a large outdoor deck which i suppose is another living space.
my main questions are what does a tennant/lodger expect from the room they let and how best to make things work out in a cozy space.
also (sounds like a dumb question) do i provide bedding/towels etc
i was thinking of providing one kitchen cupboard and a shelf in the fridge, access to the washing machine and of course use of the kitchen and shower room, how do things work out with cleaning?
thanks in advance
dan
firstly i have to say that nikki's comments are very helpful
i am thinking about letting out my spare bedroom of my 2 bed flat. it isn't all that large but is only a single. my communual space consists of an open plan kitchen lounge dining room and a shower room, i also have a large outdoor deck which i suppose is another living space.
my main questions are what does a tennant/lodger expect from the room they let and how best to make things work out in a cozy space.
also (sounds like a dumb question) do i provide bedding/towels etc
i was thinking of providing one kitchen cupboard and a shelf in the fridge, access to the washing machine and of course use of the kitchen and shower room, how do things work out with cleaning?
thanks in advance
dan
48
jools2010-06-13 12:53:45
Hey Dan,
these are things you need to specify in the licence you issue to your lodger so that there are no 'you said' comebacks later on if and when things get less cosy.
You need to ensure you put in writing what you are allowing the lodger to use, ie washing machine, fridge, cupboard space etc and the use of their bed room. You will also need to say that they are able to use the communal areas, TV, radio, Sky box etc as well as iron, coffee maker, wireless internet etc. Get everything down.
The lodger will expect privacy in their own room and perhaps a lock on the door for when they go out. The room should be safe for them to use and any and all bedding, furniture etc MUST comply with the current regulations relating to fire. You will also need a gas safety certificate for any gas appliances/central heating boiler in use - the regualtions still apply to you as a 'rent a room' landlord. as you will be living in you cannot use an Assured Shorthold Tenancy Agreement.
Bedding and towels would normally be supplied by the lodger, otherwise you are becoming more like a hotel.
You need to specify that your home contents insurance does not cover their belongings and that they should take out separate cover (get them to sign something that shows you have informed them of this fact). You may also need to contact your mortgage company to inform them as well as your building insurance company otherwise if there is an incident and you have failed to inform them they may not pay out or pull the mortgage.
regarding cleaning, this is upto you to discuss with the lodger. their room is off limits unless it is causing a health hazard but communal areas should be a joint affair. Perhaps in your licence you should put something like "washing up of utensils etc should be completed within a reasonable time"?
As for making things work out in a csoy space - that is upto you. You have to make the final decision to let to a lodger and you have to try to assess the personality of the person. good luck with that one!!
Good luck
Jools
these are things you need to specify in the licence you issue to your lodger so that there are no 'you said' comebacks later on if and when things get less cosy.
You need to ensure you put in writing what you are allowing the lodger to use, ie washing machine, fridge, cupboard space etc and the use of their bed room. You will also need to say that they are able to use the communal areas, TV, radio, Sky box etc as well as iron, coffee maker, wireless internet etc. Get everything down.
The lodger will expect privacy in their own room and perhaps a lock on the door for when they go out. The room should be safe for them to use and any and all bedding, furniture etc MUST comply with the current regulations relating to fire. You will also need a gas safety certificate for any gas appliances/central heating boiler in use - the regualtions still apply to you as a 'rent a room' landlord. as you will be living in you cannot use an Assured Shorthold Tenancy Agreement.
Bedding and towels would normally be supplied by the lodger, otherwise you are becoming more like a hotel.
You need to specify that your home contents insurance does not cover their belongings and that they should take out separate cover (get them to sign something that shows you have informed them of this fact). You may also need to contact your mortgage company to inform them as well as your building insurance company otherwise if there is an incident and you have failed to inform them they may not pay out or pull the mortgage.
regarding cleaning, this is upto you to discuss with the lodger. their room is off limits unless it is causing a health hazard but communal areas should be a joint affair. Perhaps in your licence you should put something like "washing up of utensils etc should be completed within a reasonable time"?
As for making things work out in a csoy space - that is upto you. You have to make the final decision to let to a lodger and you have to try to assess the personality of the person. good luck with that one!!
Good luck
Jools
49
Paul2010-06-14 20:04:15
We take in short stay foreign language students under the rent a room scheme. They study at a private language school which is open all year. We are paid by the school £220 every 2 weeks by direct debit into our bank account so we never have to ask the students for money. For this we provide breakfast ( usually tea/coffee cereals toast jam/marmalade etc ) and an evening meal of main course and sweet.
Most of the students stay from 2 to 12 weeks and there has been times when we have been pleased when some of them have gone home. We have had students off and on over 30yrs and have only asked 3 to leave usually because they have not fitted in or stuck to the house rules.
The plus points for us are we know when the students are arriving and leaving. We don't have to ask the students for money and the school will transfer students if they or we want them to leave.
The minus points are we have no guarantee of the number of students we get for the year. Our insurance does not cover for any damage done by the student in there room and we are only covered for theft if there is signs of a forced entry or exit.
Most of the students stay from 2 to 12 weeks and there has been times when we have been pleased when some of them have gone home. We have had students off and on over 30yrs and have only asked 3 to leave usually because they have not fitted in or stuck to the house rules.
The plus points for us are we know when the students are arriving and leaving. We don't have to ask the students for money and the school will transfer students if they or we want them to leave.
The minus points are we have no guarantee of the number of students we get for the year. Our insurance does not cover for any damage done by the student in there room and we are only covered for theft if there is signs of a forced entry or exit.
50
Andrew2010-07-14 19:04:21
I am a student and my parents have recently purchased a 2 bedroom flat for me and my friend to move into. The rent decided would come to £230 pcm (under the threshold) not including any bills. It would be my main residence but as I am neither a tenant or a homeowner would I still be eligible to rent to him under the Rent-A-Room Scheme to avoid my parents having to pay tax on it?
Could they then later bill me for initial costs such as soliciters fee's, rennovation etc?
Also in terms of bills, would it matter that he would be halving the cost of the electricity bills, Tv license etc etc?
Thanks for any help
Could they then later bill me for initial costs such as soliciters fee's, rennovation etc?
Also in terms of bills, would it matter that he would be halving the cost of the electricity bills, Tv license etc etc?
Thanks for any help
51
Paul Spicer2010-07-14 19:41:53
I would think you would have to be a home owner to get on the rent a room scheme that's how I claim when we have students staying with us. If your parents were to rent the flat out to both of you they may be able to claim the set up costs against the income. It might pay your parents to get advice from an accountant and run the flat as a business so they could claim costs on the property which would reduce their tax liability.
52
Mary2010-07-19 00:08:18
I have a lodger who always bring in overnight stay guests without giving me prior notice even though I have asked her several times to do so? Can I report her guest as an intruder? Please advice
53
Twattybollocks2010-07-19 05:57:14
Mary,
You can't take in lodgers to supplement your income and then place restrictive conditions on them that does not allow them to live a 'normal' life. If you do you can expect to be sued for some bollocks or other under the human rights act, or if there is a written contract, unfair contract terms. If there is no written agreement and your request is verbal then it is frankly bollocks.
If they are scoffing all your food or destroying the place that is another matter.
You are not their mother for fucks sake. Of course you can't report her as an intruder. If you don't like it - get out of the rent a room scheme and stop interfering in other peoples lives.
Fuck me sideways - some people....................
Twatty.
You can't take in lodgers to supplement your income and then place restrictive conditions on them that does not allow them to live a 'normal' life. If you do you can expect to be sued for some bollocks or other under the human rights act, or if there is a written contract, unfair contract terms. If there is no written agreement and your request is verbal then it is frankly bollocks.
If they are scoffing all your food or destroying the place that is another matter.
You are not their mother for fucks sake. Of course you can't report her as an intruder. If you don't like it - get out of the rent a room scheme and stop interfering in other peoples lives.
Fuck me sideways - some people....................
Twatty.
54
TomW2010-07-29 15:33:36
I hope someone can help
I recently had a lodger move in (1 month ago) he paid his deposit and rent up front via his mother (he's 31!). He was a bit of a story teller and I felt a little uneasy about him but put this down to having a stranger in my home. He signed an agreement which I downloaded which in normal circumstances provides 1 months notice period. Unfortunately he was made redundant a week before rent was due (but didn't tell me until the due date. He was looking to borrow some money so I gave him a couple of days to sort it out as he said that was all he needed.
Unfortunately he hasn't been able to do so but still thinks he should be able to stay in my home and use his deposit for the rent. I cannot afford for this to happen and so therefore I asked him to leave ASAP so I can get someone else in who will pay the rent.
He's staying with his girlfriend and left most of his stuff in the room, he also changed his mind after offering for me to keep the deposit to cover the 1 months notice period. He thinks he should be able to stay or get his full deposit back but I believe he should only get the difference when I've found someone else. He has left me out of pocket but he obviously doesn't care and has been sent me a threatening text message.
Am I within my rights to keep him out of my home without the full 1 months notice period as he is in breach of the agreement by not paying his rent ?
Thanks for the help.
I recently had a lodger move in (1 month ago) he paid his deposit and rent up front via his mother (he's 31!). He was a bit of a story teller and I felt a little uneasy about him but put this down to having a stranger in my home. He signed an agreement which I downloaded which in normal circumstances provides 1 months notice period. Unfortunately he was made redundant a week before rent was due (but didn't tell me until the due date. He was looking to borrow some money so I gave him a couple of days to sort it out as he said that was all he needed.
Unfortunately he hasn't been able to do so but still thinks he should be able to stay in my home and use his deposit for the rent. I cannot afford for this to happen and so therefore I asked him to leave ASAP so I can get someone else in who will pay the rent.
He's staying with his girlfriend and left most of his stuff in the room, he also changed his mind after offering for me to keep the deposit to cover the 1 months notice period. He thinks he should be able to stay or get his full deposit back but I believe he should only get the difference when I've found someone else. He has left me out of pocket but he obviously doesn't care and has been sent me a threatening text message.
Am I within my rights to keep him out of my home without the full 1 months notice period as he is in breach of the agreement by not paying his rent ?
Thanks for the help.
55
Gloria2010-08-29 23:55:39
Hi, I need some advice... please.
In February I answered an advert "rent room all facilities included". The agreement was verbal,because I was starting a job within days, I did not have time to look any further, the person in question appeared to be fine, yet she a required 1 month + 1 month as deposit, as well as references (before move in), was not very nice but would have to do since the proximity to my employment was great,and would give me time to find a more suitable place. I would have several weekends away, and have a 10h day work/rota.
I found that once moved in (I could not take a bath, I could not use the washing machine expect in the shortness washing program due to the electricity charges this may incur, nor heating in the room (I had to use a hot water bottle), I was not allow to seat in the chairs in the garden (because her friend my come and want to seat. I was not allow to use a cup, a spoon, nor a fork (that was the only ones I used, and I was told off, and those remove away from me so on and so on.. I was allocated 25cm x25cm cupboard space, and space in the fridge was even smaller. Showers kept to be bare minimum.
*** bought my own cutlery, and cups, plates, even though when I was not given space nor asked. Bought my own bedding as well as towels. Toiletry, hygiene products,never cooked a meal, (always used the microwave, never sat in the chairs outside in the garden, never had a bath. Non smoker, nor drinker, so to avoid over crowding tried to stay at least 2 weekends away, some months up to 15 days. I had to borrow the internet wireless from a neighbour, as she never provided the password, and the sky TV, never worked.
The landlady likes her litre of wine every 2 nights, as well as her vodka. Has baths, Long washing machine cycles, water boiling until goes dry (electric stove). all the lights and TV all day long. Due to her behaviour, we were assaulted at her own house. Then suddenly she has mrsa. Demands hygiene, yet leaves the fruit to rotten and food to go off.. etc. No fire exits, no fire alarms.
2 days to me leaving "cleaned the room, hoover the room, clean the bathroom, return the furniture layout to the original co
I gave my notice July the 25th and I asked if she wanted me to pay another month rent or will she keep the deposit as payment. I had the following reply " the day you handle your key in and vacate the room then you will get your deposit", I replied that fine, will vacate the room by the end of August. Which takes me to the current situation.
Today the 30 of August, and after hoovering, dust cleaning all day long, cleared and clean "fridge and cupboard", asked her if you want to see the room (refund me my deposit) or rather doing it this tomorrow. Again I had another reply " Its not as simply as you want, I will need time to double check the room, the curtains needs to be washed, and duvet dry clean, before I return the refund, you may get your refund in a few weeks".
Is this for real?
1) Told me that she doesn't have to share anything, she only rent the room. Like an hotel, just to sleep, nothing else.
2) If that is the case, why did I need to provide a reference and a month deposit upfront? (that does not happens in hotels)
3)No receipts provided, because I never requested any? ( I have the bank transfers)
4)If am renting a room ( and only the room) shouldn't the receipts be compulsory?
5) Should I have a discount for all those nights I did not sleep there?
6) should she stipulate in her contract verbal or written that the rent its only Monday to Friday?
7)Since she is a living landlord, should or not provided for bedding, cutlery, towels, facilities she advertises for?
8)What is the situation about the assault, I reported the assault, then she called them and drop the charges.
Is there anything I can do legally? I was told by her, that I do not have a leg to stand on, and she expected me to be away from the house, she also expected me to do 50% of the cleaning. So sorry, but I am very very confused. I was a lodger before, this has never happened, before.
Can please someone, put me straight with regards what are my rights and a living in landlord?
Much appreciated
Gloria
In February I answered an advert "rent room all facilities included". The agreement was verbal,because I was starting a job within days, I did not have time to look any further, the person in question appeared to be fine, yet she a required 1 month + 1 month as deposit, as well as references (before move in), was not very nice but would have to do since the proximity to my employment was great,and would give me time to find a more suitable place. I would have several weekends away, and have a 10h day work/rota.
I found that once moved in (I could not take a bath, I could not use the washing machine expect in the shortness washing program due to the electricity charges this may incur, nor heating in the room (I had to use a hot water bottle), I was not allow to seat in the chairs in the garden (because her friend my come and want to seat. I was not allow to use a cup, a spoon, nor a fork (that was the only ones I used, and I was told off, and those remove away from me so on and so on.. I was allocated 25cm x25cm cupboard space, and space in the fridge was even smaller. Showers kept to be bare minimum.
*** bought my own cutlery, and cups, plates, even though when I was not given space nor asked. Bought my own bedding as well as towels. Toiletry, hygiene products,never cooked a meal, (always used the microwave, never sat in the chairs outside in the garden, never had a bath. Non smoker, nor drinker, so to avoid over crowding tried to stay at least 2 weekends away, some months up to 15 days. I had to borrow the internet wireless from a neighbour, as she never provided the password, and the sky TV, never worked.
The landlady likes her litre of wine every 2 nights, as well as her vodka. Has baths, Long washing machine cycles, water boiling until goes dry (electric stove). all the lights and TV all day long. Due to her behaviour, we were assaulted at her own house. Then suddenly she has mrsa. Demands hygiene, yet leaves the fruit to rotten and food to go off.. etc. No fire exits, no fire alarms.
2 days to me leaving "cleaned the room, hoover the room, clean the bathroom, return the furniture layout to the original co
I gave my notice July the 25th and I asked if she wanted me to pay another month rent or will she keep the deposit as payment. I had the following reply " the day you handle your key in and vacate the room then you will get your deposit", I replied that fine, will vacate the room by the end of August. Which takes me to the current situation.
Today the 30 of August, and after hoovering, dust cleaning all day long, cleared and clean "fridge and cupboard", asked her if you want to see the room (refund me my deposit) or rather doing it this tomorrow. Again I had another reply " Its not as simply as you want, I will need time to double check the room, the curtains needs to be washed, and duvet dry clean, before I return the refund, you may get your refund in a few weeks".
Is this for real?
1) Told me that she doesn't have to share anything, she only rent the room. Like an hotel, just to sleep, nothing else.
2) If that is the case, why did I need to provide a reference and a month deposit upfront? (that does not happens in hotels)
3)No receipts provided, because I never requested any? ( I have the bank transfers)
4)If am renting a room ( and only the room) shouldn't the receipts be compulsory?
5) Should I have a discount for all those nights I did not sleep there?
6) should she stipulate in her contract verbal or written that the rent its only Monday to Friday?
7)Since she is a living landlord, should or not provided for bedding, cutlery, towels, facilities she advertises for?
8)What is the situation about the assault, I reported the assault, then she called them and drop the charges.
Is there anything I can do legally? I was told by her, that I do not have a leg to stand on, and she expected me to be away from the house, she also expected me to do 50% of the cleaning. So sorry, but I am very very confused. I was a lodger before, this has never happened, before.
Can please someone, put me straight with regards what are my rights and a living in landlord?
Much appreciated
Gloria
56
Neil2010-08-30 09:45:27
It’s a little late to start querying what you should/shouldn’t have been entitled to when you agreed to rent. You should have enquired and asked for it in writing what “all facilities” included before you agreed to rent.
You state that the person renting “wasn’t very nice but would have to do” which would tend to suggest that something was amiss before you even started renting but that you would put up with whatever was amiss.
Address you lost of questions
1. Sharing. Was this made clear to you before you rented or after? If it was before then you accepted the room under known restrictions of renting. Normally under the rent a room scheme you are entitled to share facilities of the house such as the washing machine, microwave, cooker, kettle etc. The taxation system for renting a room takes into account the sharing of facilities which is why the tax allowance is so generous.
2. You have not rented a room in a hotel.
3. Receipts. I presume you are referring to your rent payments. It is for the person renting to provide receipts for any payments received. As you say you can prove payment by your bank statements.
4. Receipts. You need to be clear about what receipts you are referring to.
5. Discount. You seem to be trying to ‘split hairs’ here. Did you negotiate to rent the room for 5 days a week when you agreed to rent the room or 7 days a week? I suspect you just agreed to rent the room at a weekly/monthly rate. It is upto you how long you spend in the room and if you want to go away for weekends. Unless you negotiated a discount before agreeing to rent then no you are not entitled to a discount.
6. Period of rent. Again what did you agree for the period of renting 5 days a week or 7 days a week?
7. Regardless of whether she is a live in landlord or not she must provide the facilities that she advertises are included with the renting of the room. Have you proof of what should have been included and why have you waited 6 months or so to raise the issue with her as to why the facilities have not been provided?
8. Assault. It sounds like there’s more to this then you have posted here. You have been very critical about you landlord and commented about their drinking, taking baths, using their own facilities and then mention an assault but no details.
You say that you have been a lodger before and so you should know a few of the basics about agreeing what is included in the rent and what isn’t. I suspect that relations between you and the landlord have deteriorated over the time of renting and that it is probably best if you just walk away and next time ensure you have everything in writing before you rent.
You state that the person renting “wasn’t very nice but would have to do” which would tend to suggest that something was amiss before you even started renting but that you would put up with whatever was amiss.
Address you lost of questions
1. Sharing. Was this made clear to you before you rented or after? If it was before then you accepted the room under known restrictions of renting. Normally under the rent a room scheme you are entitled to share facilities of the house such as the washing machine, microwave, cooker, kettle etc. The taxation system for renting a room takes into account the sharing of facilities which is why the tax allowance is so generous.
2. You have not rented a room in a hotel.
3. Receipts. I presume you are referring to your rent payments. It is for the person renting to provide receipts for any payments received. As you say you can prove payment by your bank statements.
4. Receipts. You need to be clear about what receipts you are referring to.
5. Discount. You seem to be trying to ‘split hairs’ here. Did you negotiate to rent the room for 5 days a week when you agreed to rent the room or 7 days a week? I suspect you just agreed to rent the room at a weekly/monthly rate. It is upto you how long you spend in the room and if you want to go away for weekends. Unless you negotiated a discount before agreeing to rent then no you are not entitled to a discount.
6. Period of rent. Again what did you agree for the period of renting 5 days a week or 7 days a week?
7. Regardless of whether she is a live in landlord or not she must provide the facilities that she advertises are included with the renting of the room. Have you proof of what should have been included and why have you waited 6 months or so to raise the issue with her as to why the facilities have not been provided?
8. Assault. It sounds like there’s more to this then you have posted here. You have been very critical about you landlord and commented about their drinking, taking baths, using their own facilities and then mention an assault but no details.
You say that you have been a lodger before and so you should know a few of the basics about agreeing what is included in the rent and what isn’t. I suspect that relations between you and the landlord have deteriorated over the time of renting and that it is probably best if you just walk away and next time ensure you have everything in writing before you rent.
57
nicola2010-09-01 11:50:51
can you lat your council house to someone and charge rent while you live in another council house somewhere else
58
Twattybollocks2010-09-01 11:53:22
Nicola - is that serious question?
TB
TB
59
nicola2010-09-01 11:58:32
yes it is
60
nicola2010-09-01 12:02:50
can anyone tell me if you have to pay council tax on a caravan you stay in 2 days a week on someones garden
61
Twattybollocks2010-09-01 13:02:43
Nicola - Sorry it is such a bizzare question I though you were taking the piss!
If you sub let a council flat without telling the council that is fraud. If you try to let a council house elsewhere without telling that council you already have one - that is fraud. You could probably expect some serious legal repercussions as well as financial if caught.
As for the caravan, I suppose it depends on whether you tell anyone about it or get reported. May be hard for the council to prove habitation unless of course you are claiming HB elsewhere whilst living away (which is fraud).
TB
If you sub let a council flat without telling the council that is fraud. If you try to let a council house elsewhere without telling that council you already have one - that is fraud. You could probably expect some serious legal repercussions as well as financial if caught.
As for the caravan, I suppose it depends on whether you tell anyone about it or get reported. May be hard for the council to prove habitation unless of course you are claiming HB elsewhere whilst living away (which is fraud).
TB
62
nicola2010-09-01 15:25:06
thanks for the advice i thought that anyway but it was mainly the caravan i wasnt sure on
63
sandra2010-09-07 07:48:10
Ok so we are purchasing a home for our son to live in whil at Uni on a dependents mortgage. (with a lot of financial helpfrom family!)
If he then wants to rent rooms to two friends are we likely to have any issues with mortgage provider. They are aware he will be main resident not us.
Insurance seems a nightmare - even if just him there as he not owner and is a student !
Thanks
If he then wants to rent rooms to two friends are we likely to have any issues with mortgage provider. They are aware he will be main resident not us.
Insurance seems a nightmare - even if just him there as he not owner and is a student !
Thanks
64
Anna Mc2010-10-04 21:04:09
Hi, I'm trying to get some advice about whether it would be better for both me and the person I am considering renting from to be a lodger (rent a room scheme) or a tenant. I am self employed but I am on a very low income, so I currently receive housing benefit and council tax benefit. (as a tenant) I have been looking to move to a different area as it would increase my opportunity for work, and a house has come up via a friend of one of my relatives - basically he works away from home alot, so most of the time I would be in the house on my own, so wants someone in his home that he trusts. He is fine about my being on benefits - but I'm not sure if I would get the amount I currently receive for my tenancy at my current address - which is lower than the price he is asking as a lodger (all bills included in this higher amount). He would however be prepared to allow me to take the property on as a tenant, at the rental price I currently pay, provided I then pay all the bills. He would still wish to return to the hose on occasion, which I'm perfectly happy about.
any advice would be greatly appreciated:)
any advice would be greatly appreciated:)
65
Nicola2010-10-16 17:59:18
Hi, last month I took in a lodger within the rent a room scheme, do I have to register anywhere?
This lodger today informed me she is moving out after her first months rent is up on Monday. She is demanding her 500 pounds deposit back and have had loads of grief from different members of her family int he last 4 hours which has been very stressful.
We never had a written agreement as I was advised they were not worth the paper written on as she is not a tenent but in hind sight should have had something on paper.
As far as I am concerned, the verbal agreed terms where,
Her minimum lease was until Christmas
the deposit was 6 weeks rent, and one months rent up front
4 weeks encase she didn't give any notice
2 weeks for damage or problems
Do I have to give her anything back as she is now demanding all of it.
This lodger today informed me she is moving out after her first months rent is up on Monday. She is demanding her 500 pounds deposit back and have had loads of grief from different members of her family int he last 4 hours which has been very stressful.
We never had a written agreement as I was advised they were not worth the paper written on as she is not a tenent but in hind sight should have had something on paper.
As far as I am concerned, the verbal agreed terms where,
Her minimum lease was until Christmas
the deposit was 6 weeks rent, and one months rent up front
4 weeks encase she didn't give any notice
2 weeks for damage or problems
Do I have to give her anything back as she is now demanding all of it.
66
Elizabeth Hill2010-12-12 23:57:14
can you tell me how I register on the rent a room scheme and could you please send through the forms for me to fill in
Regards Elizabeth hill
Regards Elizabeth hill
67
Weiyen2011-01-10 13:37:00
I have got a nightmare lodger living with me who I'm trying to evict. She behaves as though the flat is her own property and that I am the lodger. She doesn't abide by any of the flatrules including cleaning, not smoking in the flat, fiddling with my boiler, having her b/f stay without asking, along with shouting and swearing at me. I have come to the end of my tether but to make matters worse, the contract I got her to sign was a tenancy contract (this was done in error) and that has therefore given her far more rights, than a lodger should have. Her boyfriend threatened to sue me when I gave her 3 weeks notice to move out. Is there anything I can do since she's signed the tenancy agreement? She also hasn't paid for the full month and when i asked her to make this payment, she said she would only pay the outstanding amount if I immediately refund her deposit! I have of course not agreed to this, but I'm very concerned that I am going to be out of pocket due to the rent and bills she owes me. Any advice will be greatly appreciated! Thanks
68
Ben2011-04-18 07:19:20
We are currently looking for a lodger and originally said no DSS.
A person claiming DSS has recently shown interest and although it feels she would be a 'safe option' we have some concerns:
We didn't want someone sitting around in the house all day - especially in winter when this would really put the bills up.
We are also concerned with how quickly we would receive the Housing Benefit and therefore for some months, she could be living here rent free.
Finally, she has a mild disability - if the house share didn't work out and we wanted her to leave, would we be bound by law to continue providing accommodation because of this disability?
Thanks for your advice.
Ben
A person claiming DSS has recently shown interest and although it feels she would be a 'safe option' we have some concerns:
We didn't want someone sitting around in the house all day - especially in winter when this would really put the bills up.
We are also concerned with how quickly we would receive the Housing Benefit and therefore for some months, she could be living here rent free.
Finally, she has a mild disability - if the house share didn't work out and we wanted her to leave, would we be bound by law to continue providing accommodation because of this disability?
Thanks for your advice.
Ben
69
Natz_Glesga2011-04-24 02:16:00
Hi,
I have a lodger staying with me, she is one of my friends who I previously worked with and have known for around 5 years. The problem is that she has random guys round all the time, they arrive at around 2am, make a noise coming in etc and then use my shower etc in the morning. I wouldn't mind if she introduced them or told us that they were coming round and staying the night in advance. when these guys are round i feel like i can't even use my own home even though i own the flat!! The main reason I am so bothered about this is that the flat was broken into 4 months ago and I don't feel comfortable having strangers in my home.
This may sound stupid and like I am over reacting but its really pissing me off!! Oh and I forgot to mention that she usually has 3 showers a day and the last shower of the day is usually at 2 or 3 am even though she has been in all day!
No tenanacy agreement or anything signed, she pays me £280 a month for the use of the room, kitchen, bathroom etc, however, i dont think that the amount of showers etc is reasonable and i did say if she was having people over to let me know out of consideration as myself and my boyfriend work shifts.
Any help or advice on how I can get rid of her would be greatly appreciated. A couple of my mates have volunteered to throw her out but i think that this is a bit extreme!!
Thanks
N
I have a lodger staying with me, she is one of my friends who I previously worked with and have known for around 5 years. The problem is that she has random guys round all the time, they arrive at around 2am, make a noise coming in etc and then use my shower etc in the morning. I wouldn't mind if she introduced them or told us that they were coming round and staying the night in advance. when these guys are round i feel like i can't even use my own home even though i own the flat!! The main reason I am so bothered about this is that the flat was broken into 4 months ago and I don't feel comfortable having strangers in my home.
This may sound stupid and like I am over reacting but its really pissing me off!! Oh and I forgot to mention that she usually has 3 showers a day and the last shower of the day is usually at 2 or 3 am even though she has been in all day!
No tenanacy agreement or anything signed, she pays me £280 a month for the use of the room, kitchen, bathroom etc, however, i dont think that the amount of showers etc is reasonable and i did say if she was having people over to let me know out of consideration as myself and my boyfriend work shifts.
Any help or advice on how I can get rid of her would be greatly appreciated. A couple of my mates have volunteered to throw her out but i think that this is a bit extreme!!
Thanks
N
70
cardifflandlord2011-04-25 17:11:33
Just ask her to leave!
She does not have a tenancy agreement (She can't have one as you are a live in landlord - you have to issue a licence)so she has no resort to the courts.
Explain to her why you want her to go and just give her a date to be out by.
Man up and do the deed - it's your house.
Simple.
Cardifflandlord.
She does not have a tenancy agreement (She can't have one as you are a live in landlord - you have to issue a licence)so she has no resort to the courts.
Explain to her why you want her to go and just give her a date to be out by.
Man up and do the deed - it's your house.
Simple.
Cardifflandlord.
71
Joe Peddos2011-04-25 20:02:04
I don't think you have any other option but to ask her to leave. You may find it very hard. At the end of the day its your house and you have the right to set rules of behavior you expect from a lodger. Why not write a list of house rules and give your lodger the choice either abide by them or move out. Make sure you get the house key back if she moves out and as a precaution change the locks after she has gone. I don't know where you live but if its in a big city you could possibly take in a student if you need the money. We did this for nearly 30 yrs doing homestay (under the rent a room scheme) for a private English language school on a short term basis anything from 2 weeks up to 6 months the big advantage is the school pays you and if you have problems the school would help resolve them or move them out. The down side is they don't guarantee how many students you get so the income can be a bit patchy. We had our share of awkward students and the ones that moaned and groaned we told them "no one is forcing you to stay". I worked with a guy who, to help a friend out,rented him a room in his house. He got so behind with his rent he had to ask him to leave as he was just getting excuse after excuse as to why he could not pay him. Hope things work out OK Joe
72
Chung Wright2011-05-29 01:13:30
Had a ex lodger who is now trying to sue me after breaking the shower screen, back in feb, There house share agreement had already finished, i would just like some advise as to were i stand
Many thanks
Chung
Many thanks
Chung
73
nicola2011-09-18 15:02:11
I am a single mum on working tax credits and child tax credits and it has been suggested to me through a few friends to rent out a room to help me make ends meet, do I need to ask hmrc for permission to do this as l do not want it to affect any help that I already receive. I currently work part time 26 hours a week.
74
Mark2011-09-20 11:56:22
The requirements for rent a room scheme include the need to provide communal facilities, such as a kitchen and bathroom. Where are these requirements officially referenced? The treason i ask is that our primary residence includes a self containd section at one end, with a separate front door, kitchen, bathroom, lounge and bedroom, but a dividing door to the main house (effectively an annex). We do not have planning permission to rent this space, but HMRC has indicated that we would qualify for rent a room relief. We want to maintain our privacy and minimise the sharing of facilities in the main house / annex, but at the same time qualify for the scheme and be completely above board in terms of planning requirements. Is this feasible?
75
Colin2011-09-27 10:26:20
We have taken the plunge with two lodgers. Insurance no problem with HomeProtect but yesterday was advised by BT that our broadband account usage (in five days) had soared from 23gb to 98gb! at £5 per gb premium this was serious. In fact 75gb at £5 per gb premium. Be warned if you do not have a unlimited data allowance.
76
Matthew2011-09-28 10:06:26
Hi. The guidelines on this website state that a lodger can not have exclusive use of a self contained area e.g. bathroom /kitchen. Where are the 'official rules' for the rent a room scheme detailed? The reason I ask is that our property has a self contained and connecting 'annex' at one end, which we want to generate income from as we rarely use it, but we want to minimise the impact on our privacy. I would like some additional guidance on how we would need to set up the lodger arrangement to ensure we do not have planning issues down the track. Would we need to demonstrate that we share part of the space with the lodger, for example a room or kitchen?
77
Soledas2011-11-25 10:45:17
Hello,
I am a lodger and have a single room with private bathroom as a self-contained flat. I share other facilities.
Am I still a lodger? I am not allowed to lock my room but few times I noted that perosnal belongings were moved. Lanldord never ask if I need the heating on and being a house the temperature becomes really low. They said everything is included but I get the heating 1 hour in the evening only. They didn't give me a contract as they said they do not want to declare the rent I pay as it is high for the area. They now want to do repairs - for issues they had before but they didn't tell me - and taking out all the tiles in my bathroom and cannot use facilities for few days. The strange thing is they aksed me to leave till they finish but still will have to pay my rent. I have nowhere to go or I would just leave the house. What do I need to do in this case?
I am a lodger and have a single room with private bathroom as a self-contained flat. I share other facilities.
Am I still a lodger? I am not allowed to lock my room but few times I noted that perosnal belongings were moved. Lanldord never ask if I need the heating on and being a house the temperature becomes really low. They said everything is included but I get the heating 1 hour in the evening only. They didn't give me a contract as they said they do not want to declare the rent I pay as it is high for the area. They now want to do repairs - for issues they had before but they didn't tell me - and taking out all the tiles in my bathroom and cannot use facilities for few days. The strange thing is they aksed me to leave till they finish but still will have to pay my rent. I have nowhere to go or I would just leave the house. What do I need to do in this case?
78
Don2012-01-05 18:22:21
Hi, my girlfriend lives in a landlord owned flat but gets her rent paid by the government as she is on sickness benefit. If she gives the flat up to move in with me, can I treat her as a lodger and thus claim the lodgers rent of £4250? Thanks. Don
79
Jeremy2012-01-05 22:54:31
You can try, Don, but I'd guess it's called benefit fraud. This is a landlord website, not a social security area so maybe you'd get a better quality of answer in a different place. However from bit I know of benefits:
The sickness benefit elagibility triggers payments of Housing Benefit (the £4,250 you fancy having).
Sickness benefit will be measured on a number of criteria, I'd guess including what amount of partner / family help is provided to the claimant.
If you pass yourself off as her new Rigsby instead of her new live-in boyfriend and if that is a material fact to sickness benefit asssesment and / or housing benefit then you have committed a crime.
But if you do try it on and get away with it, can you please pay me back my share of my tax money you've stolen. Thanks.
The sickness benefit elagibility triggers payments of Housing Benefit (the £4,250 you fancy having).
Sickness benefit will be measured on a number of criteria, I'd guess including what amount of partner / family help is provided to the claimant.
If you pass yourself off as her new Rigsby instead of her new live-in boyfriend and if that is a material fact to sickness benefit asssesment and / or housing benefit then you have committed a crime.
But if you do try it on and get away with it, can you please pay me back my share of my tax money you've stolen. Thanks.
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Don2012-01-06 15:20:07
Thanks Jeremy for taking the time to answer my question: I obviously do not wish to commit a fraud. But to use a hypothetical point: I wonder, if a man rents a room out to a female lodger and they later become more involved, at what point are they guilty of fraud and carried off to prison? On your second point: Would you like me to send you the tax money now, since, if my girlfriend was to move in with me and pay me the money instead of paying it to her landlord (who is lying up in the Bahamas, drinking her, sorry, I mean your tax money) it could be me and her lying up in the Bahamas ! So, the bottom line is....whatever way one looks at it, the state does not lose out and I'm sorry to say you will not get a tax reimbursement.
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Jeremy2012-01-06 23:26:04
Hello Don: Thanks for replying, so many people don't bother.
I think you've answered your first question. I think it's the point that they "join" to become one family unit rather than two people units (which is how benefit law sees things) where a fraud possibly starts to be comitted.
The second point revolves around the same idea. I think that ever since the eighties we've been encouraged to think of ourselves as a collection of individuals, rather than as members of families or membrs of society. And the nineties taght us to think of our individual entitlements and rights.
But benefit law is still based around earlier perceptions of people as being within families. It must act as the ~final~ safety net to prevent people becoming destitute.
So if a person living on their own could not cope, then the state steps in. But if that person has a partner who can support them then that person gets nothing / not as much.
It's similar to unemployment benefit. Lose a job and no savings = benefits. Lose a job and savings = no benefits until you spend all your savings away.
So IF (and it's a big if because it's a moral point to which there's no absolute answer) one views society using the basic building block unit as the family (benefits law view), rather than the person (contempory view): It's possible to say society would be defrauded should you act as her landlord-boyfriend because you should do things for free (like let her live with you) to support her which the state would only do when she does not have a loving partner who takes care of her.
If there was no Social Security benefit, would you charge the person you love four grand a year to live with you? If the answer is no, then the system is getting milked.
I think you've answered your first question. I think it's the point that they "join" to become one family unit rather than two people units (which is how benefit law sees things) where a fraud possibly starts to be comitted.
The second point revolves around the same idea. I think that ever since the eighties we've been encouraged to think of ourselves as a collection of individuals, rather than as members of families or membrs of society. And the nineties taght us to think of our individual entitlements and rights.
But benefit law is still based around earlier perceptions of people as being within families. It must act as the ~final~ safety net to prevent people becoming destitute.
So if a person living on their own could not cope, then the state steps in. But if that person has a partner who can support them then that person gets nothing / not as much.
It's similar to unemployment benefit. Lose a job and no savings = benefits. Lose a job and savings = no benefits until you spend all your savings away.
So IF (and it's a big if because it's a moral point to which there's no absolute answer) one views society using the basic building block unit as the family (benefits law view), rather than the person (contempory view): It's possible to say society would be defrauded should you act as her landlord-boyfriend because you should do things for free (like let her live with you) to support her which the state would only do when she does not have a loving partner who takes care of her.
If there was no Social Security benefit, would you charge the person you love four grand a year to live with you? If the answer is no, then the system is getting milked.
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Soley2012-01-07 02:42:43
@Jeremy
Love the reply. Awesome. People dont care for their dignity anymore. Everyone has a hand out demanding a free ride with no shame at all.
Love the reply. Awesome. People dont care for their dignity anymore. Everyone has a hand out demanding a free ride with no shame at all.
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Jeremy2012-01-07 10:16:11
Thanks for your kind words, Soley.
Don might be in a position where money is so desperately tight that he feels compelled to do this, regardless of any moral stance. Sometimes it's hard to do the right thing if you're desperate! We just don't know that part of Don's story. But I hope he does not. Not just because it's not really the right thing, but also there's a good chance he'll get caught. Then whatever problems he's got to contend with right now will get loads worse.
Don might be in a position where money is so desperately tight that he feels compelled to do this, regardless of any moral stance. Sometimes it's hard to do the right thing if you're desperate! We just don't know that part of Don's story. But I hope he does not. Not just because it's not really the right thing, but also there's a good chance he'll get caught. Then whatever problems he's got to contend with right now will get loads worse.
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sue2012-01-15 14:36:34
i took in a lodger last year, a young lady who fled home to domestic violence. she claims income support and housing benefit to pay her rent. since christmas she has been back in touch with her family and stayed there most of the time with a view to moving back with them. i dont want to put her under any pressure to leave my property as i want her to be sure she has made the right choice. she still has the key to my house and told me it is still her home, also she s free to come and go as before. By law am i still entitled to the housing benefit i receive (which is currently suspended as she did some seasonal work at christmas). i dont want to break any rules and this situation is bothering me quite a bit!
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Phil2012-01-22 09:25:44
Im thinking about taking on a lodger but I'm a bit concerned about the following:
1) what happens if they run up huge utility bills and leave before they are produced?
2) are we allowed to place there names on the utility bills?
Look forward in hearing any advice
1) what happens if they run up huge utility bills and leave before they are produced?
2) are we allowed to place there names on the utility bills?
Look forward in hearing any advice
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Carol2012-01-23 15:27:27
my son moved in with me some years ago and helps me to pay my morgage he has recently become unemployed, signed on Monday 16th Jan 12, not had any allowance yet
but indications are that because we are mother and son he won't get any help
but indications are that because we are mother and son he won't get any help
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matt2012-01-28 20:31:04
hi im currently sofa hopping and on dss...i recently spoke to a bloke who has just been made redundant but owns a big house with a bedroom and en suite shower downstairs....he has had to make a claim for benefits his self for now (prob wont be long term as he is very qualified)buthe has a family with two kids to claim for.....i told him i am on dss but currently have nowhere to live permanent he has said if i can get housing benefit he would be prepared to let me rent the downstairs room and ensuite...my question is 1..would this affect his benefits and 2.would i be eligible to claim housing benefit for this service...thanks any replies would be appreciated....
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matt2012-01-28 20:41:24
my 2nd question is that i am signing on but sofa hopping and want to rent a flat, but i dont have deposits or rent in advance.also a few agencies i have asked,have asked for credit checks to be done or a gaurantor how can i get over this problem or what can i do about it??....im not sure if i wud pass a credit check and i cannot get a guarantor so i feel stuck sofa hopping please help...i am by the way in a new town and am currently searching franticly for a job with a few leads on the horizon but till then i really need to sort out how i can rent on dss until the happy job day comes thanks all...
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frediewins2012-01-28 21:35:59
Hi there,
I'm retired and live in Florida, USA. I was born in England and have live in the US for many years. Now I would LOVE to spend summers in England and my winters back here in Florida. Finding this article about the rent-a-room scheme, well, perhaps I have found a way to do it--wondering if this will suit what I want to do. I am still a British subject (dual citizenship, actually), I'm a 67 year old female. Kindly advise. Many thanks, Fredie
I'm retired and live in Florida, USA. I was born in England and have live in the US for many years. Now I would LOVE to spend summers in England and my winters back here in Florida. Finding this article about the rent-a-room scheme, well, perhaps I have found a way to do it--wondering if this will suit what I want to do. I am still a British subject (dual citizenship, actually), I'm a 67 year old female. Kindly advise. Many thanks, Fredie
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Jeremy2012-02-01 22:00:46
Hello Matt,
Seeing how no-one else has answered you, I'll try, but I'm not a world-authority on DSS.
Your circumstances make me think you'd be eligable for Local Housing Allocance because you're a job seeker and get it because you've qualified for Jobseeker's allowance.
As long as your contact offers you a proper tenancy and has a real landlord relationship with you (i.e. he's not a mate who'd be willing to put you up for free, but fancies seeing if he can get his hands on some handout money) then you can claim, probably successfully.
The LHA which you pay this bloke then becomes his income and he would need to delcare it as part of his submission for benefits.
Potentially (and I don't know the rules) this could reduce or remove any benefits he is entitled to.
Seeing how no-one else has answered you, I'll try, but I'm not a world-authority on DSS.
Your circumstances make me think you'd be eligable for Local Housing Allocance because you're a job seeker and get it because you've qualified for Jobseeker's allowance.
As long as your contact offers you a proper tenancy and has a real landlord relationship with you (i.e. he's not a mate who'd be willing to put you up for free, but fancies seeing if he can get his hands on some handout money) then you can claim, probably successfully.
The LHA which you pay this bloke then becomes his income and he would need to delcare it as part of his submission for benefits.
Potentially (and I don't know the rules) this could reduce or remove any benefits he is entitled to.
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matt2012-02-02 13:44:00
hi thanx jeremy looks like i may have to go with normal private renting due to the affect it will have if he claims too so thanx again for your reply and hopefully i will be ok now thanx from matt
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