Taking In Lodgers- “Rent-A-Room” Scheme
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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Talk / 63 Comments left so far
The Landlord wrote this on 2007-10-24 21:04:33
Hey Andrew,
Unfortunately because your childhood home isn't your main residential home you won't be able to qualify for the scheme. "Occupying" a room in that house won't qualify you.
Hope i've been of some help.
Unfortunately because your childhood home isn't your main residential home you won't be able to qualify for the scheme. "Occupying" a room in that house won't qualify you.
Hope i've been of some help.
2
Sarah wrote this on 2007-11-05 14:19:19
Hi,
We have taken on a lodger under the rent a room scheme in order to help financially.
I know that the lodger should be able to have people round, and we are fine with this, however, how far does this extend in terms of use of our possessions? We have a bouldering wall that we built in our garden. We have said that the lodger can use it, however, his friends are also trying to use it on a regular basis. Are we within our rights to say that they cannot use it? We paid for it, it is in our garden, and it means regular intrusion of people into both our garden and house These people would be welcome as guests to socilise with the lodger, but it just seems that them being able to use our possessions is a bit much (rather like them coming round to do their washing or cooking).
Thanks
We have taken on a lodger under the rent a room scheme in order to help financially.
I know that the lodger should be able to have people round, and we are fine with this, however, how far does this extend in terms of use of our possessions? We have a bouldering wall that we built in our garden. We have said that the lodger can use it, however, his friends are also trying to use it on a regular basis. Are we within our rights to say that they cannot use it? We paid for it, it is in our garden, and it means regular intrusion of people into both our garden and house These people would be welcome as guests to socilise with the lodger, but it just seems that them being able to use our possessions is a bit much (rather like them coming round to do their washing or cooking).
Thanks
3
The Landlord wrote this on 2007-11-05 14:43:09
Hey Sarah,
Have you spoke to your lodger about this? I would talk to him/her before referring to your legal rights. Your lodger might be understanding about the situation as long as you approach him/her in a nice manner.
Regardless, you are with in your rights to tell him/her to stop letting his/her friends from using your wall.
Lodgers don't have a legal status in the same way tenants do. Additionally, a lodger has no right to stay on in your home if you want them to go.
Kind regards.
Have you spoke to your lodger about this? I would talk to him/her before referring to your legal rights. Your lodger might be understanding about the situation as long as you approach him/her in a nice manner.
Regardless, you are with in your rights to tell him/her to stop letting his/her friends from using your wall.
Lodgers don't have a legal status in the same way tenants do. Additionally, a lodger has no right to stay on in your home if you want them to go.
Kind regards.
4
Sarah wrote this on 2007-11-05 15:30:13
Hiya.
Thanks very much for your reply.
We have spoken to the lodger, and he wasn't very happy, which is one reason why I was interested in hearing what our rights were. When we spoke to him we just said that we didn't mind occasional use of the wall by friends, but we would like to be asked in advance as it is an intrusion to have people using our house like a free training facility.
Thanks again.
Sarah
Thanks very much for your reply.
We have spoken to the lodger, and he wasn't very happy, which is one reason why I was interested in hearing what our rights were. When we spoke to him we just said that we didn't mind occasional use of the wall by friends, but we would like to be asked in advance as it is an intrusion to have people using our house like a free training facility.
Thanks again.
Sarah
5
Leanne wrote this on 2008-01-10 14:20:19
Hi, I am looking to rent a room in my property of which I reside permanently. As I have never done this before I have no idea of the legalities or wording of contracts. Could you help point me in the right drection? Many thanks in advance. Leanne
6
The Landlord wrote this on 2008-01-10 14:33:57
Hey Leanne,
Don't worry, you're not expected to write the contract yourself. You can find loads of prewritten contracts already.
If you google (UK Google)for, "lodger contract", various sites will offer you contracts for a small fee.
I found this site:
http://www.universalhomes.co.uk/docucenter/index.html?gclid=CO-H7JLv65ACFQcrlAodLWiZrA
You'll notice they offer a license agreement for lodgers from £4.75. I'm not endorsing that site, because it's just random, but that's the way I would get a contract.
After getting the contract, you can tailor it and ammend it in any way you want. You can add/remove any of the clauses...
I hope i've been of some help. Let me know how it goes. If you have anymore questions, just ask.
Don't worry, you're not expected to write the contract yourself. You can find loads of prewritten contracts already.
If you google (UK Google)for, "lodger contract", various sites will offer you contracts for a small fee.
I found this site:
http://www.universalhomes.co.uk/docucenter/index.html?gclid=CO-H7JLv65ACFQcrlAodLWiZrA
You'll notice they offer a license agreement for lodgers from £4.75. I'm not endorsing that site, because it's just random, but that's the way I would get a contract.
After getting the contract, you can tailor it and ammend it in any way you want. You can add/remove any of the clauses...
I hope i've been of some help. Let me know how it goes. If you have anymore questions, just ask.
7
Luke wrote this on 2008-03-25 21:39:13
hi, i had a lodger who moved out before paying a part of the rent. However, there was no written agreement. can someone advise? could this be taken further and stand in court perhaps?
many thanks,
luke
many thanks,
luke
8
Luke wrote this on 2008-03-25 21:42:54
hi,
is it possible to claim unpaid rent even if there was no written agreement with the lodger? or would it be simply 'his word against mine?'
many thanks
luke
is it possible to claim unpaid rent even if there was no written agreement with the lodger? or would it be simply 'his word against mine?'
many thanks
luke
9
michael wrote this on 2008-03-28 15:05:08
What would your advice be if the lodger who has answered to a "Would suit Professional Non-smoking person,Bond & Refs required" which I have had. And the lodger turns out to be non-professional,lays around in bed more than not and smokes. Payments for recent rent paid in dribs and drabs,how would you deal with this one ?
10
Terry Sunshie wrote this on 2008-05-31 20:55:36
I want to use this scheme to take in a lodger. My home has two bathrooms and an extra utility/kitchenette room and I would like to keep my main bathroom and main kitchen private for myself. The rules seem to say that I must share a bathroom and kitchen with a lodger. Could someone comment please.
Terry
Terry
11
The Landlord wrote this on 2008-06-01 00:06:35
Hey Terry,
As long as you provide your lodger with ANY kitchen and bathroom, that's fine. If you have two if each, you can make the two rooms you want to keep private.
Just make sure it's clear in the contract.
As long as you provide your lodger with ANY kitchen and bathroom, that's fine. If you have two if each, you can make the two rooms you want to keep private.
Just make sure it's clear in the contract.
12
Terry wrote this on 2008-06-13 18:17:59
Thank you for that answer. Although my house is not divided into two there are facilities for two families to share the house each with their own kitchen'bathroom'bedroom etc. So I was hoping that I could still rent out on the rent a room scheme even though there is more than 'one room' available to rent out. If I charge more do I still get the tax free rent a room allowance and pay tax on the rest please.
Many thanks
Terry
Many thanks
Terry
13
Ian Cumbers wrote this on 2008-06-16 08:14:00
Terry,
Just a big 'thank you' for your website, comments and advice.
I was particularly relieved to hear that if I have multiple bathrooms etc., I can say 'these are yours and these are mine' (I think I've understood correctly).
Thanks again - really useful.
Regards
Ian
Just a big 'thank you' for your website, comments and advice.
I was particularly relieved to hear that if I have multiple bathrooms etc., I can say 'these are yours and these are mine' (I think I've understood correctly).
Thanks again - really useful.
Regards
Ian
14
Ellie wrote this on 2008-06-26 12:04:50
I am advertising a room for let with the use of wireless broadband. My main computer is situated in my study which I wish to keep private.
If I should be out or away and there is a problem with the wireless broadband does the lodger have the right to enter my study to try and assess the problem/sort it out?
Many thanks
If I should be out or away and there is a problem with the wireless broadband does the lodger have the right to enter my study to try and assess the problem/sort it out?
Many thanks
15
Neil wrote this on 2008-07-16 07:41:59
Hello
Could you help to clarify a few things for me.
We are thinking of renting our upstairs using the Rent a Room Scheme to a professional person.
They will have their own kitchen, bathroom, bedroom, living room and study room. We plan to charge £350 per month and then they pay separately for any electricity or gas used and they will have their own telephone which, whilst in our name, is private for their use and they will pay for its line rental and calls. Wireless Broadband is thrown in for free.
Do I take it that I don't have to include their energy costs and telephone bill to my declared income? If I had separate meters they would pay this direct to the utility company but because we don't have separate meters I need to calculate a split between the lodger and ourselves and pay the bill myself and ask the lodger for his/her share.
Do I include utilities which are costs incurred and paid for by the lodger as my income or leave it out?
Many thanks in anticipation of your help and advice.
Could you help to clarify a few things for me.
We are thinking of renting our upstairs using the Rent a Room Scheme to a professional person.
They will have their own kitchen, bathroom, bedroom, living room and study room. We plan to charge £350 per month and then they pay separately for any electricity or gas used and they will have their own telephone which, whilst in our name, is private for their use and they will pay for its line rental and calls. Wireless Broadband is thrown in for free.
Do I take it that I don't have to include their energy costs and telephone bill to my declared income? If I had separate meters they would pay this direct to the utility company but because we don't have separate meters I need to calculate a split between the lodger and ourselves and pay the bill myself and ask the lodger for his/her share.
Do I include utilities which are costs incurred and paid for by the lodger as my income or leave it out?
Many thanks in anticipation of your help and advice.
16
The Landlord wrote this on 2008-07-16 09:01:38
Hey Neil,
You should declare it all, but you can put your lodgers costs under your expenses, so your capital gain is reduced to what it should be :)
You should declare it all, but you can put your lodgers costs under your expenses, so your capital gain is reduced to what it should be :)
17
jodie wrote this on 2008-07-31 14:59:45
im only 11 and my mum and dad are fostering a 16 year old and they keep asking me if i ok with it which i am this 16 girl looks after me sometimes her and her sister and her mum always drink and use drugs and i dont want that bought in yo my home what should i do??
18
shane folkard wrote this on 2008-09-18 19:14:18
hi, I have recently took in a couple to lodge with us, and have done a formal agreement with them, do I need to use the tenancy deposit scheme? many thanks in advance
19
The Landlord wrote this on 2008-09-18 20:27:00
Hi Shane,
If you share accommodation with a lodger, this is not a tenancy, so you don't need to use the tenancy deposit scheme.
Kind regards.
If you share accommodation with a lodger, this is not a tenancy, so you don't need to use the tenancy deposit scheme.
Kind regards.
20
Lorraine wrote this on 2008-10-13 16:08:58
Hi, got a serious problem. My daughter recently took in a lodger and got employer reference which was OK - she drew up agreement which he is refusing to sign. Initially it was Mon to Fri accommodation with bedding washed twice a week and use of kitchen and bathroom. Her lodger (an alpha male) has been there a month and is now coming on a Sunday night at no extra cost - he is also wanting to use the washing machine (even though he returns to his wife and home at weekends) - he is now refusing to let my daughter have sole use of her own lounge even though she also works 3 nights a week and has agreed he can use it when she is not there. He has made it plain that he can be nasty and said to her 'no one messes with me and gets away with it' - I want him out but worried if we give him notice, he will do something nasty - is it OK to tell him on a Friday that he needs to find somewhere else - the agreement said either party would give 2 weeks but he has been there a month now and refuses to sign and causes new problems every day. He is not happy with everything and is making her life unbearable. Thanks for your help. Solicitors have given me mixed messages. Basically if we don't have to legally give notice, then that would be better. thanks, Lorraine
21
The Landlord wrote this on 2008-10-13 17:44:08
Hey Lorraine,
Taking in Lodgers without a contract is pretty dodgy. Contracts should be signed before the lodger moves in.
I would just tell him to leave. At the moment they have a verbal agreement, which is legally binding, so it will be your daughter's word against his in the eyes of the law. However, I would firmly tell him to leave and ignore his threats. If he gets nasty, that's when she has to call the Police.
It's an extremely unfortunate situation, and he sounds like scum. So it's best to get him out asap. It would probably be a good idea if she gets some male support while she tells him he has to leave.
Kind regards
Taking in Lodgers without a contract is pretty dodgy. Contracts should be signed before the lodger moves in.
I would just tell him to leave. At the moment they have a verbal agreement, which is legally binding, so it will be your daughter's word against his in the eyes of the law. However, I would firmly tell him to leave and ignore his threats. If he gets nasty, that's when she has to call the Police.
It's an extremely unfortunate situation, and he sounds like scum. So it's best to get him out asap. It would probably be a good idea if she gets some male support while she tells him he has to leave.
Kind regards
22
lorraine wrote this on 2008-10-16 19:27:14
Thanks so much for your relpy - going to tell him next Friday when he goeshome to his wife for the weekend. Then change the locks and ask him tocollect his stuff at the beginning of the following week when my daughterhas some backup. That will give him only 2 days to find somewhere elsebut you are right, he is scum. We will be more careful next time. cheers.
23
aka wrote this on 2009-01-26 10:59:56
According to law you are not allowed to take a lodger or tenent without including weekends. Technicaly it means you have to make new egreement every week for providing accomodation for duration of 5 days
24
Alison wrote this on 2009-04-20 12:13:16
Hi, I just wanted to let you know that the link above for the lodger contract is no longer working. I got an agreement package from this site www.lodgerpack.co.uk. They've got lodger contracts, standing order forms and some other documents.
Also, I would certainly recommend anyone taking in a lodger to collect their rent by standing order. I used to collect cash from my last lodger and it always seemed a tad uncomfortable asking them for the money. But this way it just arrives in my account on time.
Kind regards
Alison
Also, I would certainly recommend anyone taking in a lodger to collect their rent by standing order. I used to collect cash from my last lodger and it always seemed a tad uncomfortable asking them for the money. But this way it just arrives in my account on time.
Kind regards
Alison
25
MarkH wrote this on 2009-08-06 21:30:14
Can someone clarify if I am temporarily away from my property which I pay all the bills for but my daughter is living, if I take in lodgers for this period whether this falls under having a lodger or a proper tenant?
26
Vicky wrote this on 2009-08-08 00:38:40
Hi,
Im taking on a lodger but am unsure what should be in the contract/agreement?
vicky
Im taking on a lodger but am unsure what should be in the contract/agreement?
vicky
27
paula wrote this on 2009-08-23 20:25:41
i want to rent a room to a friend who is unemployed under the rent a room scheme,she will be a lodger and i will get a contract together to verify this.we have looked at the housing forms from local council and dont know were to start?is there a special form to fill in for rent a room scheme.i am my self a housing association tennent and are allowed lodgers, checked my agreement as long as i notify them in writing.housing form complicated doesnt seem to be for rent a room lodgers,plz help
28
BJM wrote this on 2009-09-27 10:41:00
Morning all
I rent a room for £80 per week and have included the use of all utilities and council tax within this £80pw
Having looked through a few comments i see that expenses can be deducted from my profit - so am looking at what i could actually charge to keep within the tax bracket
Could i be pointed in the right direction what i need to do - as currently i am having a few problems with the lodger staying home all day watching tv and then up til 4am most mornings and obviously my bills are going up on other areas too. The tv is in a shared lounge
He has access to the internet everyday i am at work also.
What i have done so far is retrict tv access to weekends (or when football is on)
I just really need to know what i can claim and how to go about it
Thank you
I rent a room for £80 per week and have included the use of all utilities and council tax within this £80pw
Having looked through a few comments i see that expenses can be deducted from my profit - so am looking at what i could actually charge to keep within the tax bracket
Could i be pointed in the right direction what i need to do - as currently i am having a few problems with the lodger staying home all day watching tv and then up til 4am most mornings and obviously my bills are going up on other areas too. The tv is in a shared lounge
He has access to the internet everyday i am at work also.
What i have done so far is retrict tv access to weekends (or when football is on)
I just really need to know what i can claim and how to go about it
Thank you
29
Anne wrote this on 2009-09-29 10:24:22
Thank you all for all the helpfull info. I hope you can help me. I have a house which I have rented (single rooms) for several years. I now only rent two rooms. I have always had personal accomodation here but have now made it my permanent residence. One room is occupied by girl who has a tenancy agreement dating from when I lived elsewhere. AS I have now moved into the house as my permanent home how do I change her to a 'license to occupy' as I have created for the new lodger in the other room.
30
annabella wrote this on 2009-09-29 12:01:12
Please could you claify what is the absolute maximum PER WEEK (UK stirling)(not month, not year)I am entitled to earn from a rent a Room scheme.
Thanks Annabella
Thanks Annabella
31
Julie wrote this on 2009-10-20 15:04:46
Something else to watch for - i have just discovered my buildings & contents insurance is void if i take in a lodger. A £200 policy jumps up to nearly £800 to state a lodger is in the house - this is not to insure any of their belongings - just for the fact she is living in the house - so beware - just imagine if your house burned down to then be told your insurance is void, leaving you homeless and owing the bank the immediate repayment of your mortgage!!! You take a lodger in to make some extra money, and someone else is just there waiting to take it away again!
32
joe wrote this on 2009-10-22 17:09:28
hi
just seeing if anyone can help me on how to join the rent a room scheme? ie if there are forms to fill out and how to get them, as im thinkingof renting a room out, thanks joe
just seeing if anyone can help me on how to join the rent a room scheme? ie if there are forms to fill out and how to get them, as im thinkingof renting a room out, thanks joe
33
shadow wrote this on 2009-11-09 19:33:27
License Agreement for Lodger - F303E
Hi
I hope you can help me, on 14th June 2009 i had a lodger move into my spare room and got them to sign the above contract. We both agreed to a 6 month contract with 2 months notice for early termination. At the time i took £300.00 deposit and £280.00 rent (1 month).
On 14th October, my lodger gave me 2 months notice, saying she was moving out on 14th Dec, since then she has decided to move out earlier. So i need to know where i stand in terms of the deposit i still have and the rent that is due to me on 14th November?
I have suggested to her that she can go early, but i will keep the deposit instead of her paying the rent due on 14th November OR that she keeps the room until 14th Dec paying the rent due next week, then she gets her deposit back on leaving.
Please can you confirm that my understanding is correct and that we have both signed a legally binding contract. I can fax you a copy of the contract if that would help.
Hi
I hope you can help me, on 14th June 2009 i had a lodger move into my spare room and got them to sign the above contract. We both agreed to a 6 month contract with 2 months notice for early termination. At the time i took £300.00 deposit and £280.00 rent (1 month).
On 14th October, my lodger gave me 2 months notice, saying she was moving out on 14th Dec, since then she has decided to move out earlier. So i need to know where i stand in terms of the deposit i still have and the rent that is due to me on 14th November?
I have suggested to her that she can go early, but i will keep the deposit instead of her paying the rent due on 14th November OR that she keeps the room until 14th Dec paying the rent due next week, then she gets her deposit back on leaving.
Please can you confirm that my understanding is correct and that we have both signed a legally binding contract. I can fax you a copy of the contract if that would help.
34
Emma wrote this on 2009-11-27 11:52:13
Hi, my husband is registered disabled and I work 16 hrs a week then care for him rest of the time, although not in receipt of carers allowance. We get working tax credits and child tax credits (one child), we also receive discounted council tax benefit. We'd like to let a room in our home which would have its own bathroom and kitchenette. Firstly I'm trying to find out how this would effect our benefits and secondly if its okay that they have their own kitchen and bathroom under the scheme as long as they still have access to rest of our home, also they'd have their own entrance as weirdly we have two exits to our house at back of property. Hope someone can help with this info, we a bit new to all this, but seems like good idea. We would actually have my step brother and his girlfriend live there. Thanks for taking time to read this people. Emma
35
Alexis wrote this on 2009-11-27 13:55:10
Hi
I have recently had a lodger move in few months ago and she has broken some house rules by giving my keys out to others who have been in my place while she wasnt even present herself.She has broken my trust and now i would like her to leave but not sure where i stand on that? The contract is for six months and she has been in 2 and half months. I Have standard contract but the contract doesnt specify house rules which we had talked about before she moved in. Would i be able to ask her to leave and give 2 weeks notice as she has breached my rules? Please help
I have recently had a lodger move in few months ago and she has broken some house rules by giving my keys out to others who have been in my place while she wasnt even present herself.She has broken my trust and now i would like her to leave but not sure where i stand on that? The contract is for six months and she has been in 2 and half months. I Have standard contract but the contract doesnt specify house rules which we had talked about before she moved in. Would i be able to ask her to leave and give 2 weeks notice as she has breached my rules? Please help
36
Paul S wrote this on 2009-12-03 12:51:51
Does the Tax scheme allow for more than one lodger in one room providing combined they pay less than the tax free amount
37
Jon wrote this on 2009-12-29 23:48:25
Re the Rent a Room scheme - In addition to the £4250 rent per year for a furnished room, can utility bills / council tax etc be split between my lodger and myself without any tax implications ? or should the rent include this ? Hope this makes sense ....
Many thanks .....
Many thanks .....
38
Alan wrote this on 2010-01-16 14:01:48
Where can i get Insurance for my house as I rent out a room, cant get to see any room for it on quotes, on line Ta ,Alan.
39
Lauren Kettlety wrote this on 2010-01-27 16:30:37
Hi,
I'd like to take a lodger under the rent-a-room scheme. I have got someone already interested but she has applied for 'housing benefit'.
She says the counsil will pay for the rent of the room.
I am a single parent with one child under 16 and I get a %25 discount on counsil tax benefit, will i have to notify the counsil about having a tenant? Will this affect me in any way?
I work part time and I earn £11.500 a year.
Could I still take this person under the scheme?
I look forward to hearing from you as soon as possible
Lauren
I'd like to take a lodger under the rent-a-room scheme. I have got someone already interested but she has applied for 'housing benefit'.
She says the counsil will pay for the rent of the room.
I am a single parent with one child under 16 and I get a %25 discount on counsil tax benefit, will i have to notify the counsil about having a tenant? Will this affect me in any way?
I work part time and I earn £11.500 a year.
Could I still take this person under the scheme?
I look forward to hearing from you as soon as possible
Lauren
40
Dave wrote this on 2010-03-26 09:35:05
Hello everyone
I live on my own in a 2 bedroom council house.I was thinking of renting out my spare room to my friend who is on sickness benefit and was wondering if he could claim housing benefit and if it would affect his money.I was thinking of charging between 90 pounds a week including bills as this seems to be the going rate for my area.Any help would be most appreciated.
Thanks in advance.
I live on my own in a 2 bedroom council house.I was thinking of renting out my spare room to my friend who is on sickness benefit and was wondering if he could claim housing benefit and if it would affect his money.I was thinking of charging between 90 pounds a week including bills as this seems to be the going rate for my area.Any help would be most appreciated.
Thanks in advance.
41
MANOLO wrote this on 2010-03-27 15:55:55
Hi everyone,
I rent a flat which is not mine allready 3 years and I rent out 3 rooms in it. I am also living there and my landlord know what I am doing and agree with it.
There has been an accident in the flat. Some water dropped from the cieling and went on one of the tenant's pc and it stopped working.
The guy has not written agreement with me and no contract, he is staying in my flat for only a month and now he is asking me to pay the damages. The guy was alone in the room when the fact happened and I personally haven't seen any water dripping from the cieling.
Do you think is there any risk for me? What responsibily I have in regards to that?
Thank you and Regards
Mano
I rent a flat which is not mine allready 3 years and I rent out 3 rooms in it. I am also living there and my landlord know what I am doing and agree with it.
There has been an accident in the flat. Some water dropped from the cieling and went on one of the tenant's pc and it stopped working.
The guy has not written agreement with me and no contract, he is staying in my flat for only a month and now he is asking me to pay the damages. The guy was alone in the room when the fact happened and I personally haven't seen any water dripping from the cieling.
Do you think is there any risk for me? What responsibily I have in regards to that?
Thank you and Regards
Mano
42
Martin wrote this on 2010-04-12 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
Theresa wrote this on 2010-05-26 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
Twattybollocks wrote this on 2010-05-27 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
Twattybollocks wrote this on 2010-05-27 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
Nikki wrote this on 2010-05-29 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
dan wrote this on 2010-06-13 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
jools wrote this on 2010-06-13 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
Paul wrote this on 2010-06-14 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
Andrew wrote this on 2010-07-14 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 Spicer wrote this on 2010-07-14 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
Mary wrote this on 2010-07-19 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
Twattybollocks wrote this on 2010-07-19 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
TomW wrote this on 2010-07-29 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
Gloria wrote this on 2010-08-29 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
Neil wrote this on 2010-08-30 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
nicola wrote this on 2010-09-01 11:50:51
can you lat your council house to someone and charge rent while you live in another council house somewhere else
58
Twattybollocks wrote this on 2010-09-01 11:53:22
Nicola - is that serious question?
TB
TB
59
nicola wrote this on 2010-09-01 11:58:32
yes it is
60
nicola wrote this on 2010-09-01 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
Twattybollocks wrote this on 2010-09-01 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
nicola wrote this on 2010-09-01 15:25:06
thanks for the advice i thought that anyway but it was mainly the caravan i wasnt sure on
63
Please leave a comment
I initially started this website because I wanted to document my every step from property idiot to property landlord,
in hope that people would find my site and help me along the way. I literally didn't have a clue about being a landlord
when I started this website.
Besides my own home I let rooms in my childhood home which I inherited. I occupy a locked room in the house part time so am I exempt from the deposit protection scheme in that case?
I use the self-help Law Pack F301 and add a statement that I occupy that room and have shared access to all the shared areas in the house.
Cheers. Andrew.
1