To get lodgers? Too many rules?

[Lodgeornot]

Apologies if this is in the wrong place, feel free to move.

I'm contemplating taking in lodgers. I live in a 3 bed house alone in a relatively inexpensive area so could rent out the two spare rooms for up to the £7500 threshold. One is a single, one is a very large attic room.
Based on full occupancy, I could pay of my mortgage in just under 8 years instead of 20. Of course there would be gaps though. I could therefore be mortgage free by roughly 40 years old. I'm not a high earner so this would be brilliant for long term financial security.

I've lived with others in various ways before and whilst I enjoy living alone, the financial sense is currently overruling my desire for solitude. I could make my bedroom into my sanctuary opposed to it's current 'place of being unconscious so what does it matter'.

I would have some house rules though, which I don't know if they're unreasonable.

1. female only house. All male visitors must leave before a certain/reasonable time (if at all).
2. variable bills not included (gas, electric, water).
3. no alcohol or drugs in the house.

I know many would say I'm being unreasonable about the alcohol and that people may want boyfriends over. But these are non-negotiables for me.

So, am I too much of a stick in the mud to have lodgers? Or could my house end up being a good safe housing situation for single women on a budget? I would of course advertise with the rules so no one wastes their time.

You can have whatever rules you like but you might need to rethink them depending on the level of interest.

I would include bills to cover myself as well. The advantage of lodgers is you can get them out quite quickly if you need to. I’ve had lodgers who have stopped paying rent or who I have had to ask to leave pretty quickly. If you’re waiting for the energy bill to come through you’re unlikely to see their share.

@LivingOnAPrayerYes yes, I agree that easing myself in with just one. I also would never just turf someone out, I think it's a terrible practice.

Are you yourself willing to abide by these rules too? Otherwise they'll have to bump into your male guests.

It wouldn't be for me, but if you live in an area with enough people, you'll find some that it's right for.

I get that you don't want alcohol abuse it drunkenness, but I wonder if there's a better way to phrase it. Do you only want teetotalers, or would you include someone like me, who enjoys a beer of an evening once a fortnight? Because although I'm a very light drinker, I'd be put off by a blanket ban.

Something like "I'm a non-drinker, quiet, looking for similar" would seem less 'uptight' and allow for discussion. (Though I guess if people lie you need a way to evict them).

@Lasereyes12 can I ask, of the ones that stopped paying their rent, did they leave willingly? This is something that does concern me. That they won't pay their rent and after serving whatever practical/legal notice, how do I get them physically out?

I would be really happy to be a lodger in an alcohol free all female house. Obviously, it will put a lot of people off but I bet there are other people like me who would want to lodge in your house.

@ManchesterGirl2 I would love by the same rules. I don't drink and generally see friends out of the house.

I wouldn't stipulate teetotaler, but as I've commented, possibly no drinking alcohol in communal areas.

Perfectly reasonable to state expectations up front. No-one has to accept them.

I would be happy with them - though do like the occasional glass of wine. Far preferable to an 'anything goes' house for me.

I have lodgers and I think paying your mortgage off early is a great idea.

I would include a clause about not allowing electric heaters or fans, or say that for high consumption items an additional charge will be made. Also think about noise - we don't hold phone conversations in shared areas of the house and music or to needs to be at a reasonable level and low after 9.30. My lodgers buy the loo roll and I buy all the other stuff. I personally prefer the household sharing the cost of a cleaner as it saves frustration but if not then will they help with a bit of cleaning. Have a chat about heating etc, you can get a sense of whether they will be happy to pop a jumper and slippers on or do they expect to swan around in shorts and T-shirts through winter..

@Mumskisail thanks for your advice.

I had thought a weekly/fortnightly cleaner for communal areas.

The clauses are also something to consider. Definitely some pause for thought. Thanks

I had 2 lodgers when I split up from my partner to help cover the mortgage.

I had my two sons who were 10 and 13 living with me too.

I stipulated females only. I charged a fixed price for everything, no extras for bills. I had a nurse and a uni student.

I had no specific rules as such just they weren't allowed to use the living room. I provided a TV in each room. Didn't mind alcohol (how would you know anyway) & one girl did have a boyfriend to stay sometimes but did ask beforehand.

Both were respectful and considerate. The nurse lived in North Wales but had a job at our local hospital so was only staying for 4 nights then home for 3 which was good.

Luckily they lived on my third floor so they had their own bathroom! It worked out really well.

In my youth I had various house shares. In effect this is the same, except as landlord with a lodger you get to say what would meet your needs.

I am all for frank discussions up front, so you can find someone compatible. It's better for everyone.

I wouldn't - never have! - wanted to run into random strangers in the middle of the night, or loud music in the evenings, or any number of other things that many other people would be quite happy with (even enjoy).

OP, think about how you phrase things (always better to state it in a positive way) but feel free to be clear about what would suit you. If it wouldn't suit anyone else then you'll manage without the extra income. On the other hand, if you find someone compatible then a win-win.

The bills not included is a bad rule.

I had a lodger for many years who never once had a boyfriend stay overnight or drank as far as I could tell. Bills were included but she liked her room icy cold. So they are definitely out there. In my case she had trouble renting with her pets (cat and dog) so it might be worth thinking about whether you could offer something others cant (like pet friendly) if you are strict in other ways.

I almost never drink but I wouldn't have taken a room with a no alcohol rule. I wouldn't want to feel I was getting evil eyes when I've won some wine on a raffle or my boss sends her yearly bottle of champagne to everyone on the team.

I think you are probably thinking of it the wrong way. I kept my rules very relaxed and made sure I rented to people I met and really clicked with, made sure we had a good few chats before they moved in so I knew we'd get along. And I never had a bad one.

What happens if you decide to get a sex life... some male will be ok that you want but not that your lodger would like.

3 people sharing one bathroom won't work. Maybe take one lodger. Female only is fine and so is no drug users. I would add no smokers either. I think the drink rule is too controlling. Most people would like to enjoy a glass of wine on a Friday and weekend evening if not going out. You might find you actually make friends with the lodger. Lodgings usually include bills. You need to work out your water, gas and electricity usage, then double it. Use that figure to work out how much you need to charge to make a profit to make it worth your while whilst lodger does not feel ripped off. Make sure you have fair use rules for heating. Eg heating on up to 19 degrees during daytime but no more than 15 overnight.

@Lodgeornot one stopped paying rent giving an elaborate story about her ex boyfriend wiping out her bank account. I gave her two weeks then asked her to leave within 48 hours. She went but I discovered she had been in my room and taken some of my things (unused makeup, clothes, some alcohol from the dining room cabinet). I wished I had watched her pack! I had taken a deposit of two weeks rent which I didn’t return obviously.

The other lived with me for around a year but started having gf round almost every night. I put his rent up and he left shortly afterwards.

Lodgers have barely any rights and if you have given them reasonable notice (could be 1 week even) you can change the locks and leave their belongings outside. Most say reasonably notice is their rent period so if they pay rent weekly that’s even better. Make sure you read up on lodger rights to ensure you don’t unwillingly create a tenancy eg putting locks on bedrooms would cross into secure tenancy territory. You need a license agreement not a tenancy.

Also this flexibility works both ways and most lodgers won’t give much notice to leave! Most of mine have given a week or so which is the price you pay for being able to reciprocate. I think the idea is that as they live within your home it’s in everyone’s interest to allow flexibility.

I agree that the way it’s all phrased makes all the difference.

I like the ‘Im quiet and a non-drinker, looking for similar’ sounds better than ‘no alcohol allowed’

A lot of this isn’t just about your conditions, but the kind of person you come across as. Regardless of the specific requirements, most people don’t want a landlady who sounds very strict or someone who is going to be inspecting them. The way you phrase this and what you say when you meet someone can give someone this impression, or not, with exactly the same requirements.

Im sure there must be websites for people to advertise for lodgers. Look at how some of those are worded…it’s all about tone isn’t it, as much as the facts themselves. It’s so important when you share a house, because even if your paths won’t cross all that much, you will still interact and the presence of the other person is always there.

Thanks @Lasereyes12 very helpful.

@lljkk that's honestly never going to be an issue.

I think, apart from the bills issue, your requirements are fine. You're being clear and upfront about what's on offer. If it doesn't appeal to people, they'll steer clear. You would have to be prepared to given notice to anyone who paid lipservice to agreeing to your terms and then ignored them. The issue really isn't about whether all these Mumsnetters would want to lodge in your house. It's okay to do this and it will work with the right people.

@Lodgeornot look at spare room if you haven’t already at adverts in your area. Lots of people say things like ‘Looking for a clean, tidy and respectful lodger to share my home’, and you can specify preferences for gender, age, smoker etc which should weed people out. Ask plenty of questions when you meet them.

I was looking at a house share for one of my daughter's friends. There was a house which said it was all female household and in the evenings they liked to sit and drink tea and watch TV together. There was no mention of wine or anything like that. It said this is not a party house so if that's what you want if you are better looking elsewhere. I thought that was perfectly fair.

@WombatChocolate I completely agree. And I didn't word my opening post well or like I would an advert. It's about finding a good meshing of personalities and approaches to life in general.

I just wasn't sure if my outlook is shared by any, and I only need a few. I knew many wouldn't be ok with any alcohol restrictions. But the fact that some would be enticed by such a set up means I have some thinking to do.

Sincere thanks everyone for your input. X

As you have a second spare room, can you advertise that as the lodger's living space with own TV etc and charge slightly more for the rent? It depends if you really want a housemate or a lodger.

Agree that M-F is the way to go. Mine have always taken their laundry home at the weekend although I do change their bedsheets. Bills are included.

1. Accepting only female lodgers? Absolutely.

Vetting guests (up to the point of saying no male guests at all!) frankly is not acceptable.

You surely must accept that if someone is living there and paying you up to £7500 per annum for the privilege, it is their home too and they should be able to have guests including having their own partner stay over.

2. I don't see how that's workable to be honest and anyway, one of the attractions of lodging is knowing you will be paying just one fixed amount every month.

3. No illegal drugs is one thing. Vetting what your lodger can drink in (again, I'll emphasise this) their own home is ludicrous. That is equivalent to vetting what they can watch on their own TV such as no horror films, or no 18 certificate films. How would you be planning to police this? Go through their shopping bags or waste paper bins?

I will agree with other posters in that I really don't think you're suited to being a landlady and I definitely agree with one pp that your proposed rules sound very "1950s boarding house" to me.