How to make my proposed lodger set-up as attractive as possible?

[FirstTimeLandlady]

I'm buying a small 3-bed property which can be described as 'tired'. Everything works, but no serious renovations have been undertaken for many years: there is chipped gloss on skirting boards and door frames; pipework not boxed in; dated un-matchy kitchen; a functional but very tired small bathroom. It is clean, warm and bright and was once the much loved home of a relative so has a 'home-vibe' about it. There is a lovely garden and the area (leafy green suburb) is quiet and friendly with excellent public transport connections into the centre of our large city.

I would like to let one of the rooms to a lodger. I would be spending minimal time at the property, mostly just to sleep during the week, and some time during the weekends, but most of my time is spent away, working long hours and in a complex 'nesting'-arrangement with the father of my teen DC. The lodger would have the house to themselves most of the time and, in addition to a medium sized bedroom with decent storage, there is a room which could be used as a shared office space, small practice room or space for guests or similar). I'm an easy-going person who enjoys 'home-making', and creating a nice, relaxed atmosphere in my space.

My question is, from people who have recently or are currently living as lodgers or in shared houses, is it a complete non-starter to think I can find someone prepared to live in the less than pristine conditions which I describe above? I won't be able to afford to do the house up in one go but plan to work on it in bursts here and there, open-endedly. A cursory glance at rent-a-room type sites often seem to feature properties in mint condition, charging a lot of money. I wouldn't need (nor want to) charge what seems to be the going rate for rooms in our area, but would like to split the utility bills.

What can I do to make the set-up as attractive as possible in order to attract a good lodger despite the tired decor? I lived many happy years as a lodger with a live-in landlady so am aware I might have a rose-tinted view of what it could look like.

Depends a little on where you are but yes, there will be the right person. I would invest in a tin of gloss paint and do those skirting boards, paint the walls of the bedroom if tired then put hooks up so they can hang pictures of choice. Otherwise you’ll have someone who is just right easily if at the right price for area

I agree there are plenty of people who would happily live with tired decor (if clean) in exchange for the place to themselves much of the time, and a sensible price.

However I think you need to be careful about doing works here and there in bursts. I would hate to be a lodger where I had to put up with a half done bathroom refurb, say, without any control over when it would be finished. If you can say you plan to do the place up but will only do works when they are away then that may help.

Those are good points. I just feel like the rental market for rooms with live-in owners might have moved on, so I just want to test the water as I'd hate to advertise and for an excited possible house mate to turn up and feel really disappointed in the decor. It feels nice to not have to charge much rent as it is sooo expensive to rent a room in my city, and it would be nice to be able to give someone a break.

Just advertise with pictures and some honest words! “Dated but clean” or similar. Then you’ll hopefully get visits from people who know what to expect. Honestly, property wise there is a market for everything :)

Don’t lose your head just because you feel embarrassed or want to be nice - do make sure the lodger has a reference, a secure income, etc.

If you have any money at all, I would try to do the bathroom before marketing it. There is nothing worse than living in a house without a working loo/shower for weeks on end unless you get someone really chilled with access to a shower in a local gym. A quick freshen up of paint elsewhere and the right lighting and while you won't get top whack as a rental you may well find someone who fits your vibe. Because you are offering under market rate in an area in demand you will be able to be selective with who you choose.

There's been a number of threads on here about lodgers "taking over". Given you want to live there part time it's worth looking for recommendations on how to avoid nightmare lodgers who move in a boy/girlfriend on a near 100% basis so you feel shoved out of your own home.

Thank you. Yes, honesty will be the best policy, and will filter out those for whom it would be a deal-breaker. There are lots of inexpensive fixes I can undertake just to get it looking a bit smarter. My friend assures me that 'old'-style pipes on the walls are making a comeback as a conscious design choice, which cracked me up!
@TreadSoftlyOnMyDreams I'll have a look out for threads about fostering a good relationship with one's lodger and to avoid weird dynamics like the one you describe.

You could rent to a "contractor employed" person who needs a room Mon to Thursday & they go home to their family Fri, Sat, Sun.
They may even help you finish some of the DIY for you for some rent reduction !

Suggest set some rules related to;

Smoking
Pets
Guests
How & when to pay rent/bills
Car park space
Do they work days or nights or a mix