A lodger mortgage is a type of residential mortgage that permits homeowners to rent out a room or part of their property to a lodger while still residing there. This differs from buy-to-let mortgages, as it doesn’t involve the full property being rented out. In some cases, lenders may even factor lodger income into your mortgage application. Given the rising cost of living and property prices in the UK, renting out a room can be a practical way for homeowners to boost their income. However, not all mortgage agreements allow for lodgers, so understanding your lender’s specific terms is essential. At Mortgage Lane, we specialise in advising homeowners on their options, including which lenders are open to lodger income and how this may impact your mortgage options, as well as advising you of other options that might allow for a greater affordability with the use of existing lodger income.

The simple answer is yes, but it depends on your type of mortgage and your lender’s criteria. Homeowners with standard residential mortgages often find their agreements allow for lodgers, provided certain conditions are met and the rental income does not exceed set thresholds. However, for buy-to-let or investment properties, specific terms and conditions may apply, and you may need a specialist mortgage for room rentals.

Lodger income can sometimes be used in your mortgage application to improve affordability. However, lenders’ policies differ widely. Some allow a portion of lodger income to be factored into your application, which can increase your borrowing power or improve your financial standing. It’s essential to consult with a mortgage adviser familiar with lodger income criteria before applying.

• Dudley: Lodger income is capped at £7,500 per annum, aligning with the UK’s Rent-a-Room Scheme. The property must be suitable for both the borrower and their lodger, with only one lodger allowed. Maximum LTV is 80%, and capital and interest repayment is required.
• Norton: Accepts 75% of lodger income for affordability, provided there is evidence through an assured shorthold tenancy (AST) and three months of bank statements showing regular income deposits.
• Vernon Building Society: Permits room rentals with conditions—50% of lodger income is acceptable with three months of bank statements, and up to 100% if there is over 24 months of evidence.

No, you do not need an Assured Shorthold Tenancy (AST) to have a lodger in the UK when you have a mortgage. Lodgers are legally different from tenants, and their agreement is typically covered by a licence to occupy rather than a tenancy agreement.

Key Differences Between a Lodger and a Tenant

• A lodger lives in your home with you and does not have exclusive possession of any part of the property.
• A tenant under an AST has exclusive possession of the rented space and cannot be evicted without proper legal notice.
• Lodgers are classed as excluded occupiers, meaning they have fewer legal rights than tenants under an AST.

Do You Need a Formal Agreement?

• While you don’t need an AST, it’s a good idea to have a lodger agreement in place, outlining rent, notice periods, and house rules.
• Many lenders and insurers may ask for proof of lodger income, such as bank statements, but they do not require an AST.

Mortgage Lender Considerations

• Some lenders allow lodgers but limit how much lodger income can be considered for mortgage affordability.
• Some lenders may ask for proof of rental payments (e.g., bank statements), but not necessarily an AST.
• Buy-to-let and HMO rules do not apply if you’re just renting to a lodger in your main home.

Tax Considerations

• Under the Rent-a-Room Scheme, you can earn up to £7,500 per year tax-free from renting to a lodger.
• You do not need an AST to qualify for this scheme.

We always recommend borrowers looking to take-on a lodger, to take tax and legal advice when doing so from a qualified individual.

Renting out a room to a lodger can be a strategic way for homeowners to increase their affordability, making it easier to qualify for a mortgage or manage existing mortgage payments. Many borrowers find that lodger income serves as a valuable financial cushion, helping them meet monthly obligations while improving their overall household income.

1. Improving Mortgage Affordability

Lodger income can boost your borrowing potential, as some lenders may allow a percentage of this income to be included in affordability calculations. While not all lenders accept lodger income, those that do may consider it alongside your regular salary, potentially allowing you to secure a larger mortgage.

• Some lenders, like Dudley Building Society, Vernon Building Society, Together Money and Norton, accept a percentage of lodger income in affordability assessments.
• Higher affordability means you may qualify for a larger mortgage or access better interest rates based on improved financial standing.

2. Reducing Financial Pressure & Managing Mortgage Payments

For homeowners already repaying a mortgage, lodger income can help offset monthly costs, making it easier to keep up with payments.

• Example: If your mortgage payment is £1,200 per month and you receive £500 in lodger rent, your out-of-pocket mortgage cost drops to £700.
• This additional income can provide financial stability, especially during times of economic uncertainty or fluctuating personal income.

3. Increasing Household Income Without Additional Work

Many borrowers find that taking in a lodger is a low-effort way to supplement income compared to working overtime or taking on a second job.

• Unlike employment income, lodger income does not require additional work hours and can be a passive way to increase your household earnings.
• The Rent-a-Room Scheme allows homeowners to earn up to £7,500 per year tax-free, making it an efficient income source.

4. Creating Flexibility for Future Financial Goals

By incorporating lodger income, homeowners can free up cash for other financial priorities, such as:

• Paying off debts faster
• Increasing savings for home improvements
• Building an emergency fund
• Qualifying for better lodger mortgage refinancing options

How to Use Lodger Income for Mortgage Affordability

If you plan to use lodger income to improve mortgage affordability, consider the following steps:

1. Check Your Lender’s Policy – Not all lenders accept lodger income, and some may impose restrictions.
2. Keep Financial Records – Maintain records of lodger payments, such as bank statements, to demonstrate a stable income stream.
3. Consider a Formal Agreement – While an AST is not required, having a lodger agreement can add credibility to your income source.
4. Work with a Mortgage Broker – A lodger mortgage broker can help identify lenders that will factor in your lodger income when assessing affordability.

Is Lodger Income Right for You?

Taking in a lodger can be a practical way to increase affordability, reduce mortgage stress, and improve household income, making homeownership more manageable and financially rewarding. If you’re interested in leveraging lodger income for a mortgage, speak to a mortgage adviser who can guide you to the right lodger mortgage lenders to products that align with your financial goals.