MAKE YOUR FREE Room Rental Agreement
What we'll cover
What is a Room Rental Agreement?
A Room Rental Agreement allows a landlord to rent out rooms in a property they own but do not live in. Give yourself peace of mind when renting to a group of people who are not all members of the same family by creating separate rental agreements for each tenant. Room Rental Agreements are legally binding assured shorthold tenancy agreements (ASTs) for private landlords.
For use in England only.
When should I use a Room Rental Agreement?
Use this Room Rental Agreement:
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when you are looking to rent out a room (or multiple rooms) in your property
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when you want to enter into separate tenancy agreements for each room
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when you will not be living at the property
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when the tenant is an individual
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when the property will be the tenant's main home
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when there is only one landlord
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only when the property is in England
For more information about renting out property, read Renting property.
Sample Room Rental Agreement
The terms in your document will update based on the information you provide
ROOM RENTAL AGREEMENT
This Assured Shorthold Tenancy Agreement is made on the last date of signature below.
Between
- of ,
(the Tenant)
Definitions and Interpretation
- In this Agreement, the following definitions are used:
Agreement This room rental agreement and any amendments from time to time; Common Areas The rooms in the Property which the Landlord has agreed can be used by the Tenant on a shared basis with any other people living at the Property Deposit £; Insured Risks Means fire, explosion, lightning, earthquake, storm, flood, bursting and overflowing of water tanks, apparatus or pipes, impact by aircraft and articles dropped from them, impact by vehicles, riot, civil commotion and any other risks against which the Landlord decides to insure against from time to time and Insured Risk means any one of the Insured Risks; Inventory NONE; Property , together with any fixtures and fittings;Rent The sum of £ payable in advance weekly on ; Room forming part of the Property together with any fixtures and fittings; Term A term of commencing on . - In this Agreement, unless the context requires a different interpretation:
- the singular includes the plural and vice versa;
- references to sub-clauses, clauses, schedules or appendices are to sub-clauses, schedules or appendices of this Agreement;
- a reference to a person includes firms, companies, government entities, trusts and partnerships;
- the headings and subheadings do not form part of this Agreement;
- Words importing one gender include all other genders and words importing the singular include the plural and vice versa.
- If two or more persons are together the Tenant or Guarantor, their obligations to the Landlord shall be joint and several.
- This Agreement is for private residential accommodation.
- Any obligation on the Tenant to do or not to do something includes an obligation on the Tenant to use their reasonable endeavours to ensure that no other person does or fails to do that same thing.
Grant of Tenancy
- Landlord grants and the Tenant accepts a tenancy of the Room at the Property for the Term at the Rent with the right to use the Common Areas on the terms contained in the Agreement.
- This Agreement is intended to be an Assured Shorthold Tenancy under the Housing Act 1988 (as amended by the Housing Act 1996). When the Term expires the Landlord can recover possession of the Property unless the Landlord issues a notice stating that the tenancy is no longer an Assured Shorthold Tenancy.
- The Tenant accepts that:
- the Landlord will be entitled to recover possession of the Property at the end of the Term; and
- it is not entitled to end this Agreement before the end of the Term.
- The Room is part of the Property, together with the fixtures and fittings.
Use of Property
- The Tenant shall:
- use the Property as a single private home and not carry on any trade, profession or business on or from the Property.
- have exclusive possession of the Room and share with the other occupiers of the Property the use and facilities of the Common Areas of the Property.
- immediately notify the Landlord if the immigration status of the Tenant changes.
- If the Tenant has the use of the Landlord's furniture, the Tenant will:
- not damage or remove any of the items from the Property;
- make good all damages and breakages of items which may occur during the Term; and
- keep the items clean and in a good condition.
- The Tenant shall not:
- keep any pets or any other animals on or in the Property without the prior written consent of the Landlord (such consent not to be unreasonably withheld or delayed).
- The Landlord should accept such requests where they are satisfied that the Tenant is a responsible pet owner and that the pet is of a kind that is suitable to be kept at the Property, in relation to the nature of the Property.
- The Landlord will not consent to any pets which may cause damage to the Property and its contents, or can be a health hazard or cause a nuisance to neighbours.
- The Landlord is deemed to have granted consent to the pet unless the written request is turned down by a Landlord with good reason in writing within 28 days of receiving the request.
- The Landlord is prohibited from charging a fee to the Tenant who wishes to keep a pet at the Property. Consent will be given on the condition that the Tenant pays an additional reasonable amount towards the Deposit, provided the total Deposit taken from the Tenant does not breach the deposit cap requirements under the Tenant Fees Act 2019.
- park a caravan, boat or trailer at the Property.
- leave the Property unattended for a period of more than 21 consecutive days or change the locks on any door or window without the prior written consent of the Landlord.
- keep any pets or any other animals on or in the Property without the prior written consent of the Landlord (such consent not to be unreasonably withheld or delayed).
- The Tenant shall not do anything to the Property that:
- causes a nuisance to any other person in neighbouring properties or to any other person at the Property;
- involves using the Room for immoral or illegal purposes; or
- has the effect of invalidating the insurance that the Landlord has taken out in accordance with this Agreement.
Keys
- The Landlord shall provide the Tenant with at least one set of keys and any security device (for example a key fob) that the Tenant will require in order to obtain access to the Property (the "Access Devices"). The Tenant is responsible for looking after and keeping safe the Access Devices for the duration of the tenancy. If the Tenant loses an Access Device, the Tenant shall pay the actual cost of replacing any lost Access Devices and other expenses reasonably incurred by the Landlord as a result of loss of the Access Device (for example replacing the Property's locks).
Rent
- The Tenant shall pay the Rent and all other sums due under the Agreement (whether formally demanded or not) clear of all deductions at the agreed times.
- The Tenant shall be in breach of this Agreement if the Tenant fails to pay the Rent in accordance with this clause and the Landlord shall be entitled to use the statutory provisions contained in the Housing Act 1988 or any other statutory remedies available to recover possession of the Property.
- If the Property is damaged or destroyed by an Insured Risk so as to be unfit for occupation and use then, unless the damage or destruction was caused by the wilful actions, negligence or default of the Tenant, payment of the Rent shall be suspended until the Property is fit for occupation and use.
Utilities and Outgoings
- The Tenant shall pay a reasonable and proportionate contribution (according to use) of all charges for gas, electricity, oil, water, sewerage, telephone (including line rental), council tax (or any similar property tax that might be charged in addition to it), any television licence or other services used at the Property.
Repairs and Alterations
- The Tenant shall not make any alteration, addition, decorate or paint the Property and shall keep the inside of the Property in a good state of repair and condition.
- The Tenant shall keep the Property, Room and Common Areas clean and in a good condition and make good any damages or breakages to the Property (excepting fair wear and tear), provided that this clause shall not impose any obligation on the Tenant that is the obligation of the Landlord under section 11 of the Landlord and Tenant Act 1985.
Assignment or Subletting
- The Tenant shall not take in any lodgers or assign, sublet, charge or part with or share occupation of the Property or any part of it.
Expiry of the Tenancy
- At the end of the tenancy (howsoever determined), the Tenant shall:
- yield up the Property with full vacant possession;
- return all of the items to the Landlord at the end of the tenancy in the same state (excepting fair wear and tear);
- give the Landlord a forwarding address;
- remove all rubbish and personal items (including the Tenant's own furniture and equipment) from the Property; and
- return all the keys to the Property to the Landlord.
- If any of the Tenant's personal items have not been removed from the Property when the tenancy ends:
- the Landlord shall be entitled to remove and store such personal items from the Property;
- upon removal of the Tenant's personal items, the landlord shall then use its reasonable efforts to notify the Tenant of where the personal items are being held, the date of any proposed sale or disposal, and the Landlord's contact details in case the Tenant wishes to take back personal items;
- the Landlord shall be entitled to sell, dispose of, or otherwise deal with any personal items 21 days after the Landlord uses its reasonable efforts to notify the Tenant in accordance with the clause above.
Landlord's Right to Enter the Property
- The Tenant permits the Landlord (and all those authorised by the Landlord) at reasonable times to enter the Property to:
- check the state of repair, decoration and condition of the Property;
- carry out repairs, decoration or alteration to the Property or adjoining property; and
- clean or renew any pipes, sewers, drains or gutters at the Property.
Repairing Obligations
- The Tenant shall notify the Landlord of any disrepair or defect or act of vandalism carried out to the Property Common Areas.
- The Tenant shall immediately comply with any notice that may be given by the Landlord under this section requiring any damage to the Property to be made good.
- If within 1 month of receiving a notice under this section the Tenant has failed to comply with such notice, it will be lawful for the Landlord, on 24 hours' notice, to enter the Property (but without prejudice to the right of re-entry) and execute the necessary repairs. The Tenant shall pay the costs reasonably incurred by the Landlord pursuant to this clause upon the Landlord providing evidence of such costs (for example in the form of receipts).
Landlord's Obligations
- Subject to the Tenant paying the Rent and carrying out its obligations under this Agreement, the Landlord agrees that the Tenant may quietly possess and enjoy the Property.
- The Landlord shall maintain and keep in good repair the exterior of the Property and keep all installations for the supply of water, gas, electricity, sanitation and heating at the Property in good repair and proper working condition.
- The Landlord shall keep in good repair and proper working order the installations in the Property for space heating and heating water.
- The Deposit (if any) must be held in one of the Government tenancy deposit protection schemes (Deposit Scheme).
- Within 30 days of receiving the Deposit, the Landlord must give the Tenant the necessary prescribed information about the Deposit Scheme.
- Subject to any rules or provisions of the Deposit Scheme, the Landlord or their agent will be entitled to claim from the Deposit:
- any Rent or other sums payable by the Tenant under this Agreement which are in arrears; and
- any reasonable sum the Landlord incurs in remedying any failure by the Tenant to comply with any of the terms of this Agreement, including those relating to the cleanliness, state and condition of the Room or Property (provided always that the sum claimed by the Landlord is reasonably incurred and reasonable in amount); and
- any unpaid account for services or council tax incurred at the Property; and
- any reasonable costs incurred in respect of any repair or damage to the Room Property (excepting fair wear and tear and repair, which is the responsibility of the Landlord).
- Unless required under the Deposit Scheme no interest will be paid to the Tenant by the Landlord in respect of the Deposit.
- The Landlord must insure the Property and the contents which belong to the Landlord with an insurance company of repute against the Insured Risks as the Landlord from time to time in their absolute discretion decides to insure against. The Landlord shall be under no obligation to insure the Tenant's personal items at the Property.
- The Landlord will ensure that all furnishings at the Property comply with legal regulations on safety and that all appliances are maintained and the appropriate safety checks carried out.
Default by the Tenant
- The Landlord may recover possession of the Property (subject to any statutory provisions) and the tenancy will come to an end (subject to any other rights or remedies the Landlord may have) if at any time:
- any Rent or any part of the Rent payable under this agreement is outstanding for 14 days after becoming due (whether formally demanded or not); or
- there is a breach by the Tenant of any of obligation or other provision of this agreement; or
- any of the following grounds for possession contained in Schedule 2 of the Housing Act 1988 shall apply:
- part I of Schedule 2, grounds 2 or 8; or
- part II of Schedule 2, all grounds with the exception of grounds 9 and 16; or
- the Tenant becomes bankrupt, has an administration order made in respect of their assets, has a receiver appointed or enters into an arrangement for the benefit of their creditors.
- If any Rent or other sums due are not paid 14 days after becoming payable (whether formally demanded or not), the Tenant will pay interest on any sums due at the rate of 3% per annum (above the Bank of England's base rate), calculated from the date payment is due up to the date payment is received by the Landlord and such sums will be recoverable as rent in arrears.
- If the Property is damaged to such an extent that the Tenant cannot live in it, the Rent does not need to be paid until the Property is rebuilt or repaired so that the Tenant can live in it again unless:
- the cause of the damage is something which the Tenant did or failed to do as a result of which the Landlord's insurance policy has become void; and
- the Landlord had given the Tenant notice of what the policy required.
- If the Tenant breaches this agreement or fails to fulfil any of its obligations under this agreement, the Tenant shall pay any reasonable costs properly incurred by the Landlord in remedying such breaches or in connection with the enforcement of those obligations.
General
- Any notice or other document shall be served on the Tenant during the tenancy by either being left at the Property or by being sent to the Tenant at the Property by first class post. Notices shall be deemed served the day after being left at the property or the day after posting.
- For the purpose of Section 48 of the Landlord & Tenant Act 1987, any notices, including notices in proceedings, must be served on the Landlord at the address stated in this Agreement.
- If there is a Guarantor, they guarantee that the Tenant will perform their obligations in this Agreement. The Guarantor agrees to pay on demand to the Landlord any Rent and other sums due to the Landlord by the Tenant under this Agreement. The liability of the Guarantor shall continue until the end of the Term.
- This Agreement shall be governed by and interpreted according to the law of England and all disputes arising under the Agreement (including non-contractual disputes or claims) shall be subject to the exclusive jurisdiction of the English courts.
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About Room Rental Agreements
Learn more about making your Room Rental Agreement
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How to make a Room Rental Agreement
Making a Room Rental Agreement online is simple. Just answer a few questions and Rocket Lawyer will build your document for you. When you have all of the details prepared in advance, making your document is a quick and easy process.
To make your Room Rental Agreement you will need the following information:
Parties
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What are the landlord’s details (ie their legal structure, name and address)?
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What are the tenant’s details (ie their name and current address)?
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Does the landlord require a guarantor? If so, what are the guarantor’s details?
Property
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What is the address of the property?
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What is the description of the room?
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What are the common areas in the property?
Tenancy
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What is the start date of the tenancy?
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What is the length of the tenancy?
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How much rent is payable and how often must it be paid?
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Does a deposit need to be paid? If so, how much is it?
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Is there an Inventory?
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Can the landlord increase the rent once per year? If so:
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Will the rent be increased by a fixed percentage or in accordance with the Consumer Price Index?
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When can the landlord increase the rent?
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Common terms in a Room Rental Agreement
Room Rental Agreements are used to rent out a room in a property the landlord owns but does not live in. To achieve this, this Room Rental Agreement template covers:
Between
The Room Rental Agreement begins by clearly identifying the parties that will be legally bound by this Agreement. This includes the landlord, the tenant (or multiple tenants, eg if a room is being rented to a couple) and any guarantor(s).
Definitions and interpretation
This section provides definitions for certain key terms that are used throughout the Agreement, such as ‘Property’, ‘Rent’ and ‘Room’. By explaining the meaning of these key terms, everyone understands exactly what they mean for the purposes of the Agreement.
Grant of tenancy
This section sets out that an assured shorthold tenancy (AST) is being created and some of its key features. For example, the landlord cannot regain possession of the room and property without issuing a formal eviction notice.
Use of property
This section sets out what the tenant can, cannot and must do with the property. It includes various promises (known as ‘covenants’) regarding the tenancy. For example, the tenant shall not keep any pets or any other animals without the prior written consent of the landlord.
Keys
This section sets out how keys will be handled and how the costs of any replacements will be allocated.
Rent
This section covers the tenant’s promise to pay the rent. It also explains when this obligation to pay rent will typically be temporarily suspended if the property is unfit for occupation due to an ‘insured risk’ (eg a fire or flood for which the landlord has insurance).
Rent increase
If relevant, this section (known as a ‘rent review clause’) sets out when and how the landlord can increase the rent.
Utilities and outgoings
This section outlines the tenant’s obligation to pay a reasonable and proportionate contribution for all relevant utilities and other outgoings (eg electricity, gas and council tax). The contribution should be based on usage.
Grant of tenancy
This section outlines the tenant’s obligation to pay a reasonable and proportionate contribution for all relevant utilities and other outgoings (eg electricity, gas and council tax). The contribution should be based on usage.
Repairs and alterations
This section sets out the tenant’s obligations regarding cleanliness, repair and property alterations.
Assignment or subletting
This section states that the tenant is not allowed to assign or sublet the tenancy or to allow somebody else to live in the house another way (eg as a lodger). An assignment is the transfer of the tenancy to another person. Subletting involves the existing tenant letting all or part of their home to someone else (ie a subtenant).
Expiry of the tenancy
This section explains the tenant’s obligations regarding how to leave the property at the end of the tenancy. For the purposes of this section, it does not matter how the tenancy was ended (eg whether it was because the tenant moved out early or the landlord issued an eviction notice).
This section also explains the landlord’s rights when dealing with any items that the tenant leaves behind.
Landlord's right to enter the property
This section covers the landlord’s right to enter the property for purposes related to repairs and sets out how much notice the landlord must first give the tenant. This right also extends to people authorised by the landlord to enter the premises (eg a repair person).
Repairing obligations
This section sets out the tenant’s obligation to notify the landlord of any necessary repairs that are the tenant’s responsibility and to organise them. It also covers the landlord’s right to carry out and charge the tenant for any legitimately required repairs that the tenant does not handle within a certain time period.
Landlord's obligations
This section covers various legal obligations imposed on the landlord (eg repair obligations, safety obligations and requirements relating to deposits). It also outlines when deductions may be made from the tenancy deposit and requires the landlord to insure the property and its fixtures against certain risks.
Default by the tenant
This section covers the consequences of the tenant not meeting one of their obligations under this Room Rental Agreement (eg their obligation to pay rent or to not damage the property). It also explains that the landlord can, in certain circumstances, seek possession of the room (ie they can seek to evict the tenant) if the tenant defaults on the Agreement.
General
This section covers various general provisions that apply to the Room Rental Agreement. These include:
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how any notices relevant to the tenancy should be served (ie delivered)
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jurisdiction matters (ie that the Room Rental Agreement is governed by the laws of England, and any disputes must be dealt with by the English courts)
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if relevant, the guarantor’s legal promise to pay any money due to the landlord under the Agreement should the tenant not pay
If you want your Room Rental Agreement to include further or more detailed provisions, you can edit your document. However, if you do this, you may want a lawyer to review or change the Agreement for you, to make sure it complies with all relevant laws and meets your specific needs. Ask a lawyer for assistance.
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Legal tips for making a Room Rental Agreement
Understand when to use this Room Rental Agreement
You should use a Room Rental Agreement when you are renting out a room in a property you do not live in. The property will typically be shared by different, unrelated individuals. The property must be located in England.
You should not use this Room Rental Agreement if:
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you live in the property (ie you’re renting out a spare room in your home) - if this is the case, use a Lodger agreement
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you want to rent out a flat (in its entirety) - if this is the case, use a Tenancy agreement for a flat
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you want to rent out a house (in its entirety) - if this is the case, use a Tenancy agreement for a house
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the property is located in Wales - if this is the case, use an Occupation contract and read Residential tenancies in Wales
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the property is located in Scotland - if this is the case, use a Private residential tenancy and read Residential tenancies in Scotland
Ensure that you comply with the law when dealing with your tenant
In England, there are various legal protections in place to help ensure that residential tenants are treated fairly. Landlords renting to residential tenants need to make sure they comply with these legal protections. This is especially important with regard to issuing eviction notices and complying with relevant notice periods. For more information, read and follow our How to make a tenancy agreement checklist and read Tenant eviction FAQs.
Inform your tenant about what happens at the end of the fixed term of the Agreement
Speaking to your tenant and coming to an agreement is the best way to address and handle what happens at the end of the Room Rental Agreement’s fixed term. Be aware that this Agreement does not contain a clause that converts the tenancy into a contractual periodic tenancy at the end of the fixed term. This means that, if nothing else happens at the end of the Agreement’s fixed term (eg no new contract is entered into), the tenancy will automatically convert into a statutory periodic tenancy. If you would like the Room Rental Agreement to convert into a contractual periodic tenancy, Ask a lawyer for assistance.
Understand when to seek advice from a lawyer
Ask a lawyer for advice:
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if you want the tenancy to last longer than 3 years
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if this document doesn’t meet your specific needs
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if you’re renting to tenants who want to run a business from the property
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on student/college accommodation
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if there are 3 or more prospective tenants that form more than 1 household, as the property may need to be licensed
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on a property that is outside of England
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Room Rental Agreement FAQs
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What should be included in a Room Rental Agreement?
This Room Rental Agreement template covers:
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the amount of rent payable for the room
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whether a security deposit is required and how much it is
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landlord responsibilities
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obligations and duties of the tenant (eg reporting any damage and keeping the room in good condition)
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optional rent increase provisions
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ending the Agreement
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the requirements set by the Homes (Fitness for Human Habitation) Act 2018 and the Tenant Fees Act 2019
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Do I need a Room Rental Agreement?
You will need a Room Rental Agreement if you own a property that you do not live in and you want to rent it to a number of separate tenants at a market rent.
If you live in the property you want to rent out, you should make a Lodger agreement.
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How many tenants can live at the property?
You should avoid having more than 3 tenants (who are unrelated) living at the property. If there are more than three unrelated tenants the property may be classified as a House in Multiple Occupation (HMO) and additional regulations may apply. For example, you may have to apply for an HMO licence and carry out further property checks.
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What areas of the property will the tenant use?
The tenant has exclusive use of a bedroom at the property. They also have the right to use other parts of the property that are shared with other tenants. These areas are known as the common areas and are usually the kitchen, living room and bathroom(s).
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How much rent can a landlord charge?
In England, rent can be set at any level up to £100,000 per year and can be paid monthly or weekly. The level of rent should be the market rent (ie similar rent to other lodgings and tenancies in the local area).
The rent set in this Agreement does not include outgoings (eg electricity and gas) and the tenant is responsible for a proportion of these costs. If you want your residential tenancy to include outgoings, Ask a lawyer.
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What about a deposit?
As a landlord, you can ask for a deposit to cover the costs of any breakages or damage to the property or its contents. If there is no damage or rent due when the tenant leaves, the money is returned. All deposits must be placed in a government-authorised tenancy deposit scheme within 30 days of the landlord receiving the deposit. For more information, read Deposit protection schemes.
You will also have to provide the tenant with certain prescribed information about the deposit.
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Should an inventory be made?
An Inventory is a detailed list of all of the items in the property that the tenant can use. An inventory should always be made as it can be used to prevent disputes about the condition of items at a later time.
You can also consider making a Property inspection report. This report records meter readings, appliance tests and the condition of the property when a tenant moves out.
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What about rent increases?
As a landlord, you can increase a tenant’s rent during the course of a tenancy using a rent increase clause in the Room Rental Agreement. Landlords must follow the correct procedures and the proposed rent increase must not be excessive or unfair. This Room Rental Agreement lets you choose whether you want to be able to increase the rent (and by how much).
It is recommended that for tenancies for less than 2 years, the rent is fixed for the duration of the tenancy. If the tenancy is for more than 2 years, the rent can either be fixed for the duration of the tenancy or the landlord can choose to increase the rent once per year.
For more information, read Private renting rent increases.
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Who can end the Room Rental Agreement?
Generally, tenants cannot end the Agreement before the end of the tenancy term unless a break clause is present. This Room Rental Agreement allows you to specify whether a break clause exists, who can rely on the break clause, and how they can do so.
Termination by the landlord depends on when the notice to terminate is given. However, landlords cannot get possession of the property during the first six months of the tenancy.
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Does this Room Rental Agreement cover the tenant fees ban?
This Room Rental Agreement complies with the Tenant Fees Act 2019. This means that it excludes fees prohibited under the Act, while it also allows for certain damages to be recoverable. For more information on these prohibited (and allowed) fees, read Tenant fees.
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