Room Rental Agreement (HMO)
Room Rental Agreement (HMO)
Agreement for renting individual rooms in shared houses — Houses in Multiple Occupation
HMO Licensing May Apply
If 3 or more unrelated people share the property, it is likely an HMO. Mandatory licensing applies to HMOs with 5 or more occupants from 2 or more households. Check with your local authority — additional or selective licensing may also apply.
Parties
Landlord: [Full name and address]
Tenant: [Full name]
Property: [Full address of the HMO]
Room: [Description of room, e.g., "Bedroom 2 on the first floor"]
Agreement Details
- Tenancy type: Assured periodic tenancy (monthly rolling) — RRA compliant
- Start date: [Date]
- Rent: £[amount] per calendar month, payable in advance on the [day]
- Deposit: £[amount] — to be protected within 30 days with [scheme name]
- Bills: [Included / excluded — specify: gas, electricity, water, broadband, council tax]
What Is Included
- Exclusive use of the room described above
- Shared use of kitchen, bathroom(s), and communal areas
- [Any furniture included — list items]
HMO-Specific Obligations — Landlord
- Obtain and maintain an HMO licence (if required)
- Ensure minimum room sizes are met (6.51m² for single occupancy)
- Provide adequate kitchen and bathroom facilities for the number of occupants
- Fit and maintain fire doors, smoke alarms on every floor, and a fire escape route
- Carry out annual gas safety checks and provide certificates to all tenants
- Carry out EICR every 5 years
- Carry out a Legionella risk assessment
- Maintain communal areas in a clean and safe condition
- Provide the Tenant Information Sheet to each tenant
Tenant Obligations
- Pay rent on time and in full
- Keep the room and shared areas clean and tidy
- Not cause nuisance or disturbance to other occupants
- Not allow additional occupants in the room without written consent
- Comply with fire safety procedures and not tamper with fire safety equipment
- Report repairs promptly in writing
- Allow access with 24 hours' notice
House Rules
- [e.g., No smoking anywhere in the property]
- [e.g., Quiet hours between 11pm and 7am]
- [e.g., Communal areas to be cleaned on a rota basis]
- [e.g., No overnight guests without prior notice]
- [Add any other house rules]
Ending the Tenancy
The tenant must give at least 2 months' written notice to end the tenancy. The landlord may only recover possession by serving a valid Section 8 notice on prescribed grounds. Section 21 no-fault eviction is abolished under the Renters Rights Act.
Signatures
Landlord: _________________________ Date: ___________
Tenant: __________________________ Date: ___________
Legal Note: Operating an unlicensed HMO is a criminal offence with unlimited fines. Check with your local authority before letting. Fines up to £30,000 for unlicensed HMOs.
Disclaimer
Guidance only. Landlord Handbook provides practical information to help landlords understand their responsibilities. It is not legal or financial advice. Always check the latest GOV.UK guidance and seek professional advice where appropriate.