LODGER AGREEMENT

(Excluded licence — resident landlord)

This Agreement is made on [startDate] between:

(1) [landlordName] (the "Landlord"), the resident landlord at the Property; and

(2) [lodgerName] (the "Lodger").

The parties confirm this is not an Assured Shorthold Tenancy. The Landlord lives in the Property and shares accommodation with the Lodger. This is an excluded licence within the meaning of section 3A of the Protection from Eviction Act 1977.

1. The Property and the Room

1.1. The Property is at: [propertyAddress] (the "Property").

1.2. The Lodger may occupy: [roomDescription] (the "Room").

1.3. The Lodger has shared use of the kitchen, bathroom, lounge, and other communal areas of the Property, in common with the Landlord and any other occupiers.

1.4. The Landlord retains possession and control of the Property, including the right to enter the Room as necessary on reasonable notice (or without notice in an emergency).

2. Term

2.1. This Agreement begins on [startDate] and runs on a rolling basis.

3. Rent

3.1. The Lodger shall pay [weeklyRent] weekly, in advance.

3.2. Bills: all-bills-included.

3.3. The first payment is due on or before the start date.

3.4. The Landlord may give the Lodger 1 month's written notice of a rent increase.

4. Deposit

4.1. The Lodger has paid a deposit of [depositAmount] as security against unpaid rent and damage.

4.2. Deposit protection schemes do not apply to lodger arrangements (these are excluded licences, not tenancies). The Landlord will hold the deposit until the end of the arrangement, when it will be returned (less reasonable deductions for unpaid rent or damage beyond fair wear and tear).

5. Lodger's Obligations

5.1. The Lodger shall:

(a) pay rent and other agreed amounts on time;

(b) keep the Room and shared areas clean and tidy;

(d) respect the privacy of the Landlord and other occupiers;

(e) follow the house rules set out in clause 8;

(f) report disrepair, faults, or hazards promptly;

(g) not assign, sublet, or share the Room with anyone else;

(h) not conduct business activities from the Property without the Landlord's prior written consent.

6. Landlord's Obligations

6.1. The Landlord shall:

(a) give the Lodger quiet enjoyment of the Room, subject to the Landlord's right to enter on reasonable notice;

(b) keep the Property in reasonable repair, including services for water, gas, electricity, and heating;

(d) carry out an annual gas safety check (Gas Safety Regulations 1998);

(e) provide the Lodger with a copy of the Energy Performance Certificate (EPC) on request.

7. Right to Rent

7.1. The Lodger confirms they have the right to rent residential accommodation in the UK and has provided documentation as required by the Immigration Act 2014.

8. House Rules

8.1. [houseRules]

9. Termination

9.1. Either party may end this Agreement by giving 1-month' written notice (or any longer period required by any fixed term).

9.2. No court order is required to evict a lodger. A lodger does not have the security of tenure of a tenant. The Landlord must give reasonable notice to leave; if the Lodger does not leave by the end of the notice period, the Landlord can ask them to leave with no further legal process.

9.3. The Landlord may end the Agreement immediately if the Lodger commits a serious breach (e.g. violence, illegal activity, persistent serious nuisance, non-payment of rent for more than 14 days).

10. Insurance

10.1. The Landlord insures the building and the Landlord's contents. The Lodger is responsible for insuring the Lodger's own possessions.

11. Tax — Rent a Room scheme

11.1. The Landlord acknowledges that income from this arrangement may be eligible for the Rent a Room scheme (HMRC), allowing up to £7,500 per tax year tax-free where the criteria are met.

12. Data Protection

12.1. Personal data will be processed in accordance with the UK GDPR.

13. Governing Law

13.1. This Agreement is governed by the law of England and Wales.

Signed by the Landlord:

Name: [landlordName]

Signature: _________________________

Date: ____________________________

Signed by the Lodger:

Name: [lodgerName]