So, I've decided to become a Landlady..

brownedoff_2

Never done this sort of thing before and would appreciate some help with a few queries?

I’ve a choice of 2 rooms I can use, one is 13’ x 10’ nice modern decor, at the front of the property so there is traffic noise, although it is double glazed.

The second is slightly smaller being 13’ x 9’ and the decor is clean but not so modern (woodchip wallpaper and paint) However it is at the back of the property and has a much nicer outlook and is quieter.

Currently I use the bigger room as a dining room, so may have to swap things around, but that’s not a problem. However I only have a single bed, is this acceptable or should I invest in a double?

From other peoples experience what is the opinion on male or female lodgers? As I’m female and single I need to feel safe.

When interviewing should I stipulate how long the term of rental would be? I.e. to be reviewed after 3 or 6 months etc.

What amount of deposit is reasonable? Do I charge the deposit plus a month rent up front?

I think that’s about it to be going on with, any input would be appreciated, thanks.

BitterAndTwisted

brownedoff wrote: »

I’ve a choice of 2 rooms I can use, one is 13’ x 10’ nice modern decor, at the front of the property so there is traffic noise, although it is double glazed.

The second is slightly smaller being 13’ x 9’ and the decor is clean but not so modern (woodchip wallpaper and paint) However it is at the back of the property and has a much nicer outlook and is quieter.

Currently I use the bigger room as a dining room, so may have to swap things around, but that’s not a problem. However I only have a single bed, is this acceptable or should I invest in a double?

I suggest you use whichever room will give you the most privacy. I think it would make a bedroom more attractive if you offer a double-bed. See if you ca gt one on Freecycle if you don't want to go to the expense of buying a new one.

From other peoples experience what is the opinion on male or female lodgers? As I’m female and single I need to feel safe.

Female, most definitely. Ensure any prospective lodger furnishes you with references, preferably from a previous landlord.

When interviewing should I stipulate how long the term of rental would be? I.e. to be reviewed after 3 or 6 months etc.

Most lodger agreements are open-ended although you can stipulate a definite period if it makes you happier. What's more important is to be clear about the notice-period you intend to give or expect from your lodger should things not work out. In law, when you live in the property, a lodger has few rights and only lives there as long as you agree to have them.

What amount of deposit is reasonable? Do I charge the deposit plus a month rent up front?

Yes, charge one month's rent as deposit and one month's rent in advance.

I think that’s about it to be going on with, any input would be appreciated, thanks.

have a look on the LandlordZone website for a sensible template for a Lodger's Agreement. Have really good think about what you want with regard to another person's lifestyle and how it will fit in with yours (friends visiting, overnight guests, share of the cleaning, where laundry is hung, separate cupboard space in the kitchen, payment for communal items like lav paper, milk and teabags, that sort of thing).

brownedoff_2

Thanks for that… I’ll check the site out.

Open ended with a months notice either way would seem the way to go.

Just wondered in this politically correct world we live in if it would be classed as discrimination if I were to advertise for just female?

BitterAndTwisted

Absolutely not. You're not a landlord looking for tenant, you're selecting some stranger to live with you in your own home.

theartfullodger

Think about asking any prospective lodger to fill in an application - there's one here, as well as general advice..
http://www.landlordzone.co.uk/lodgers_rent-a-room.htm


Also the reference you want is not that from current Landlord (who may want shot of them..)but the previous LL.

Use a signed agreement.. eg
http://www.legalhelpers.co.uk/landlord/

This is probably worth the investment!

http://www.amazon.co.uk/dp/1906971196


&, good luck!!

split_second

when i advertised on spareroom i was asked what i wanted- gender, age range, smoker or not etc.

at no point was i told i couldnt choose any particular option

mlz1413

Think B&T has answered all your questions.

I would add to be clear about living arrangements, ie washing up after meals or once a week? Use of washing machine and replacement of sundries for bathroom and kitchen if it is not in the rent. How do you dry washing? What time do you both need the shower in the morning?

Will you clean their room or do you expect them to do this? can they have friends over? are they allowed guest to stay? Most of the above will be answered as no, but ensure this is explained when they offer you the deposit so that both of you are clear.

lilab_2

I have rented out my spare room since last September. From the outset I made the following clear:

1. My lodger (female) has to do all her own cleaning, clearing, washing, washing-up (to be fair she has been very good at this)

2. Tumble dryer to be used in dire weather conditions, otherwise use of clothes airer and washing line is expected

3. She was to provide her own towels and not use my family's.


I provided her with brand new bed linen, mattress cover and duvet, but it is her responsibility to wash and change sheets etc.

She has full use of house and facilities including wi-fi.

The one hiccough we had was that she wanted her boyfriend and other family members to stay and invited them over without consulting me first. This caused a problem which I had to nip in the bud. Subsequently the agreement is that she can have overnight visitors for 2 nights maximum otherwise there is a charge of £20 per night and she has to ask me in advance if it is convenient.

She more or less lives in her room when she isn't at work (cabin crew) and has been no trouble.

You should make a point of going round the room that you are renting when they move in to note the condition of the room and the furniture. Take photographs as well and give them a copy so that there are no disputes at the end over damage.

I asked for £80 deposit up front against damage. Then rent is paid one month in advance. I haven't had any problems. I am now moving house and have helped her find new accommodation, so it has been a positive experience for me.

brownedoff_2

Thanks for the advice and the links, lots of useful info on there


Decided to go with the smaller room as that would mean the lounge divides my room from theirs and they wont have to pass my room to reach the bathroom. Plus i wont have to hump furniture around.


I’ve made a rough list of house rules etc..

Was thinking of stipulating no overnight guests at all, as I had visions of boyfriends being there all weekend otherwise. Friends I would ask that they leave around 11 p.m. on weekdays and be more flexible weekends. I appreciate that there could be exceptions to this. The £20 per night charge is a brilliant idea!

I don’t have a tumble dryer so that’s not a problem. I have a washing line and I’d provide a clothes airer and use of washing machine twice a week max. Also I’ve a dishwasher so would expect it to be loaded after meals.

I’d provide bed linen and also change it myself as it would give me a reason to go into the room, not to be nosey, but to check that all is ok. I might even offer to put the Hoover round if I’m feeling generous
I’d do an inventory before letting too. I can take photos with the date added to put with it.

A kitty for day to day consumables seems logical, anything else they can pay for themselves.

I plan to include all bills except landline.

I’m sure that if I stick to the ground rules to begin with then it should be fine. Once we’ve got to know each other a little then I can decide if I want to be more flexible or not.



This has given me the incentive to have a good clear out too, so that has to be a bonus!



Thanks again everyone x

G_M

brownedoff wrote: »

Thanks for that… I’ll check the site out.

Open ended with a months notice either way would seem the way to go.

Just wondered in this politically correct world we live in if it would be classed as discrimination if I were to advertise for just female?

A month is a LOOooong time if things are not working out. Remember, this is a stranger in your home. If things get awkward you want to be in a strong position to ask them to leave fast. OK, the downside is that they may leave at short notice, leaving you rentless, but better that than a month of living hell.

I don't want to scare you (these are rare cases) but we've had landladies here who had agressive rude lodgers who they were scared of and didn't know how to get rid of.

BitterAndTwisted

Actually, I can only think of one.

In my opinion the use of the washing-machine twice a week max is a bit harsh. Obviously if you catch them washing two things at a time you cna tackle it then.

And I wouldn't be providing any bed-linen or changing their bed for them. Popping in to assure yourself that all is well might feel OK from your end but would feel like a huge intrusion to me. I know it's your property but when people are lodging it's only fair to want the other person to feel that it's their home too and that they have a little privacy.