To get a lodger when renting

[PaperdollCartoon]

Mostly posting here for traffic, posted in chat a while ago and didn't get any answers. I would be so grateful for any input. I'll try to get as much info in as possible without rambling.

DP and I rent our house, it's currently just us (and two cats). We have two large bedrooms. It's a fairly roomy house, including basement 'man den' as well as living room, dining room. So plenty of space for more people. Eventually children is the plan, but not for a couple of years.

We've been talking about essentially renting out our spare room to bring in some extra money, to pay off some debts, save and have some spare cash. Which would be lovely as at the moment we have basically none! I wouldn't want just anyone but we have discussed it with a close friend who is keen on the idea. If he hadn't been open to it we wouldn't probably have shelved the idea, I wouldn't want just anyone living here. He's a very close family friend I've known at least a decade, and we could quite happily all live together, and the house has space for privacy if needed. It would also do him a lot of good for various reasons.

However I'm not quite sure how we should broach the idea with my landlady. DP and I would still have full legal and financial responsibility for the tenancy, and can afford it without anyone else so no concerns there. Friend would be paying us some money directly and would have no legal recourse to the property. It would be a casual arrangement which we are all happy with, no deposit, any unlikely damage would still come out of our deposit. Basically he would be our lodger, not a joint tenant. It sounding remain our house in the strictest sense. I've checked our tenancy agreement and there's nothing that seems to be against the idea, only thing it mentions is anyone living here would need to be named. Everyone we speak to says why do we need to tell her at all but I don't really want to do it convertly and lie if we don't have, our landlady is lovely and we want a good relationship with her for many years to come.

Any advice on what we should say/how we should bring this up with her? Thanks so much.

[JeanGenie23]

I think perhaps you need to seek legal advice on this for a couple of reasons. Firstly as a long term renter I find it quite alarming that the contract doesn't mention subletting/having a lodger at all. I rent through an estate agent and I understand very well that this is prohibited. To have no mention of it would suggest to me that your LL isn't really on the ball. Contracts are there to protect the tenant and LL, if I were you I would ask for a review. The Landord thread may be able to offer you better advice on this.

I think you have to consider this more carefully, could it affect your friendship? Providing your LL says yes, would you seriously be willing to accept full responsibility for any damage he caused? What if you and your DP were at work and he fell asleep whilst the bath was running. Causing huge amount of damage, would you be OK to pay for that? The LL would expect you to cough up that's for sure. Would your friendship continue or would you want him to leave?

I get how awful it is at the end of the month when you are skint (it's especially a kick in the teeth if you don't even own where you live) but I don't think this is the way to go. I would implore you to put it to the back of your mind.

I am sorry that I haven't answered your OP but I think it's a bad idea and I don't think you should even ask.

[SisterMoonshine]

If you want it to bring in money to, as you say, pay off debts, it does all need thinking about.
What would your lodger be putting as his address for mail - say for the bank? For credit? Your address will affect his (good, you say) credit score.

[goldfinch01]

I am a landlady and I have tenants who have taken in a lodger. They were upfront with me and asked before they moved in. They were able to afford the rent on their own but explained that they would like to take in a lodger to give them extra spending money for luxuries/nicer holiday etc. The lodger is not on the tenancy agreement (although the tenancy agreement was amended to allow a lodger) and the tenants are aware they are fully responsible for any damage the lodger might cause.

The benefit to me is that they are good tenants and are happy to have been allowed a lodger and have been in the property for a long time, rather than looking to downsize/find somewhere that does allow lodgers if I refused.

The things I would suggest when asking the landlady are to emphasise that the lodger will be only one person and a professional person (nothing against benefits but some landlords are put off), and don't give the impression that you are doing it because you're short of cash- you don't want her to think you're struggling financially and be given notice to leave before you get into arrears! You also need to make sure the lodger signs a lodgers agreement rather than a normal tenancy agreement as you do not want to give them the rights associated with a full tenancy.

Good luck!

[LyndaNotLinda]

There is no 'best way' to approach it. You can ask the LL if she is okay with it but I can see no reason why she would agree to it. You're effectively asking her to increase the wear and tear on her property by 50% for no financial gain.

I agree that if you can't afford the rent, you need to move somewhere smaller, rather than trying to make money out of someone else's investment.

[DetestableHerytike]

Since February, obligations on landlords to know their tebabtd have increased with the right to rent legislation.

Not sure how this covers lodgers but it mighg.

Also not sure how the HMRC scheme to rent a room, which is tax fwvpurable, applies if you are a tenant not an owner. His rent may be income to you but be treated differently if he paid a share direct tomLL

[LillianGish]

Only you know the kind of relationship you have with your landlady. She already sounds quite reasonable allowing you to have two cats. You say she likes you and wants you to stay. Personally, as a landlord, this would not bother me - but then I much rather have happy tenants who stay for a long time than constant turnover and voids while I have to find and vet someone new. The rent isn't per person - people are talking about wear and tear, but if you have children they will impose far more wear and tear than another adult and I wouldn't expect the rent to go up per child. Actually I would have thought the cats are far more of a wear and tear consideration. I also think having an extra person means there are fewer times when the house will be empty. We once had a leak in our apartment during the holidays which was immediately flagged up by someone staying there. If it had been left for several weeks it could have been disastrous. If she seems reasonable I'd go ahead and ask.

[JudyCoolibar]

Your problem is that you've posted this in AIBU. You'll get much more useful replies in the Legal section.

[RaarSaidTheLion]

How about you contact her and say you have a close friend who desperately needs somewhere to live, can he stay for a while.

If the answer is no, then the answer is no.

Worth noting that if you are in Scotland, three unrelated people living in one house could take you into HMO (houses in multiple occupation) territory, which is more heavily regulated (all doors need to be fire doors for example).

[shiveringhiccup]

If you have no money, move to a smaller house with less spare rooms

Sounds a bit rude and dodgy to me but no harm in asking. Write a letter to landlady. Sounds like no agency is involved - if there is, go through them.

[margewiththebluehair]

I think there is no harm in approaching the landlady. But just be prepared for her to say no. You actually don't have any right to rent out the room.

I would check your rental agreement - standard agreements usually do not allow any renting out of a room (it is actually called subletting - as you are subletting a part of the home).

You would therefore probably require an amendment to the tenancy agreement and since you are requesting it, you should fork out for the solicitor to amend it - or at least be prepared for the fees in redoing the agreement.

On another note - having a lodger is like having guests which is like having fish - it stinks after a time. Personally I have done it once, and after a year - never again - despite the lodger being a lovely student. It is horrible having a lodger - don't underestimate the lack of privacy in your own home - especially when it comes to the kitchen.

BTW, you don't have to be a homeowner to avail of the rent-a-room scheme - so you do get up to £144 a week free of tax.

[TheCountessofFitzdotterel]

What Goldfinch said - lodger agreement, not new tenancy agreement. Both you and landlady would need to check with your respective insurance companies.

[KP86]

Haven't quite RTFT, but wanted to say your income also doesn't change, just your expenses will decrease so you don't need to worry about declaring extra income to HMRC either.

I would do it for three months, and if it becomes more permanent then inform the LL.

[Marilynsbigsister]

Op, I do not suffer from the same school of Paranoia as most of the posters here. There really does seem to be something about mumsnet at the moment where posters look to be as negative, self righteous and darn right hostile and miserable in regard to just about anything suggested by another poster. It's like they are all looking for a fight !! -

I think your question is entirely valid and really just depends upon your landlady. A commercial landlord in a big city like London is much more likely to assume you are going to fleece her, refuse to move and cause damage ,which they have no means of recouping before eventually disappearing, leaving their property a wreck. In fact the kind of people that sound very much like the paranoid posters on here.
On the other hand, a private landlord in a more relaxed environment, who knows the neighbours and used to live in the area may take a completely different view.

We are long term renters. We live in a village environment (won't give exact details but think something like a large scale charitable set-up like a Quaker village) . Most of our fellow villagers have been here over twenty years. Our landlord values long term tenants above all else as they invest financially and spiritually in the houses they regard as their homes. Many have lodgers, with LL permission especially if the extra income allows a good reliable, conscientious tenant to remain in the 'village'.

I would email your Landlord in the first instance as this will give her a chance to think about it without being put on the spot. If she is ok with it then arrange to meet up with LL and introduce Lodger.

[Princesspinkgirl]

Sorry but don't think you should sub let someone else's property may be look into buying your own then doing that

[Marilynsbigsister]

Princess The OP did not ask for your opinion on wether she should get a lodger , she has already made that decision. Her question was how to approach the landlord. There is absolutely no reason why a tenant may not make this request to their landlord. Pithy comments about buying your own home are equally unhelpful as I am sure the OP is not renting as a choice as opposed to buying. -Mean and unhelpful.

[AndNowItsSeven]

Housing associations and council allow people to take in lodgers.

[Needmoresleep]

Marilyn,

"A commercial landlord in a big city like London is much more likely to assume you are going to fleece her, refuse to move and cause damage "

a bit rude I think. I am a sucessful London landlord. I think commercially and would not automatically say no to a lodger. However my overriding concern is always to protect the property (especially if there is a mortgage). So I would want to make sure that my property were properly protected. There have been some good suggestions up thread. Speak to the landlord, be prepared to pay a bit more rent to compensate for the extra wear and tear, be prepared to get the legal stuff including referencing sorted probably at your expense, and it could well be fine. But before speaking to the landlord look at it from their perspective and make sure you have addressed their possible concerns.

[scaryteacher]

On the other hand, a private landlord in a more relaxed environment, who knows the neighbours and used to live in the area may take a completely different view. That's precisely what I am, and I would say no..

[specialsubject]

Just ask. The answer may be yes, or it may be no because depending on area this could create an HMO for which the landlord is not licensed. Mn always screams about lack of landlord regulation, but it isn't true.

The new tenant certainly would need to go on the tenancy, be referenced etc.

[whois]

Yup peeople wanted tighter LL regulation - well hello, here are the concequences.

[PaperdollCartoon]

Thanks Goldfinch, I didn't know about lodgers agreements so will look into that. We can afford to live here just fine on our own, no concerns about arrears or anything, we earn quite a bit above the minimum required to rent the property. I suppose saying 'we're broke' is a bit misleading, we're not broke and are probably doing a lot better than many twenties-something renters. This isn't about being in desperate need of money, it's that it would be nice to have some more, to pay off the credit card quicker, save for the future (hopefully wedding) and be able to go on holiday. If it's a no we'll just carry on as we are!

I didn't see any problem in posing the question but it seems a lot of people do. I wouldn't dream of doing it and not speaking to her, that was never an option.

I've checked and we don't have an email address for her, and I feel like a text is too informal? But maybe a good place to start so I can be clear with what I'm saying?

[TheCountessofFitzdotterel]

I would go old style and write a letter. It makes you look serious about doing things properly.

[Osirus]

I think your landlady would be mad to go along with it. I've seen cases where tenants have taken someone in and when they have left the "squatter" refuses to leave. It then becomes a massive legal, expensive mess.

You say he would leave, but having had various different friends as lodgers, you really don't truly know anyone until you live with them.

Lodgers also have to be accounted for on buildings insurance.

Also, having someone else live with you is a nightmare. I've done it four times and absolutely hated every minute. The extra money sounds great but it's really not worth it.

[DownWithThisSortaThing]

Well you are profiting a bit aren't you as you get a reduction on your rent- you've said the extra cash will help you save and clear debt.... So I fail to see how that isn't profiting!

This is a good point. The problem is is that it's not your room to rent out. You don't own it, the landlady does. The landlady might agree to it but she might decide she would like the money from the lodger herself. Then what? He gives you a bit of cash to cover bills. It won't be much. I'd honestly advise against the idea, and from experience of living with lots of people, you really don't know somebody and what they would or wouldn't do before you live with them.

[PaperdollCartoon]

I have thought a lot about having someone live here. I lived alone for 3 years, and then with DP for the last 4. I like my space! If it was anyone else in the mix I just wouldn't do it! Luckily the house is pretty big, we have a basement living room and another living room, as well as dining room and kitchen. Actually with all that space I tend to sit in the kitchen most of the time when no-ones here...The rooms are wasted on me. This friend is someone I can be completely open with, I trust him completely, we've supported each other through a lot. He comes for Christmas and is friends with my whole family. He went round to visit my sister in the day when she had PND and wouldn't leave the house.

I also have no problem saying 'please can you just go away' to him. He also liked his own space a lot, he is in the position of wanting somewhere to live but not wanting to live with anyone else we know. So I do know him, and I do trust him. If he hadn't been up for the idea of exploring this, I wouldn't have even thought about suggesting it to anyone else.