Furnishing room for future lodger

summerholiday

Looking to rent a 12 x 11 ft room out in my property and am interested in what items and size of furniture others on Forum kit their rooms out with. What is important to a lodger these days.

So far I have purchased the following:

1) A 4-drawer Ikea Malm chest of drawers - white stained oak effect.

2) A small Micke computer desk - white.

3) A small low side unit on castors - pink.

4) One white lamp and one precision angle spot light - white.

The bed I bought was at 4ft too large for the room and I am now having to buy a 3ft to enable the user to navigate in the room - there is the original closed, chimney breast.

5) One colourful Picasso abstract picture, but on closer inspection it is of a reclining female - so I hope they do not get the wrong impression!

The room is completely white with a classic single colour green Wilton carpet - and is therefore too good to throw out and change.

One Kingfisher blue Ikea rug.

So now I need a bed and a wardrobe - not too heavy looking or in weight.

What else do I need to equip the room.

There is internet with o2 but also connections could be with Sky or Virgin.

I thought it better for the users to buy their own tv.

Rules, One month's deposit etc?

In my 20' and 30's I recall most of the arguments when living in a shared house (14 years in all) centred around the washing up and being able to walk into the kitchen and cook without having to wash up utensils first?

Fire_Fox

You might be best drawing a floor plan, adding the large essentials (bed wardrobe, chest of drawers) then seeing what space remains for bits and bobs instead of doing it backwards. I would purchase the essentials then offer to add to it for the right tenant.

Many won't want a computer desk or chair - laptops are commonplace - they'd rather have the floor space or a decent sized bed. You may not don't need that and a bedside table if you lay the room out properly which again creates space. What is the mirror situation, is there a decent one near good lighting and plug sockets?

Did you run a search on the contractual/ financial side?

summerholiday

Yes Fire Fox! The plan is to have space in the centre of the room and be able walk straight to the front window - bay window where there is a 4ft Ottaman at present - I can take this out.

My idea with the desk is that it can be used as a small eating table as well.

I plan on putting a small fridge/freezer with a tray and kettle in the room. I am not yet proficient with the use of the computer and supplying you with a diagram. approx

________chimney_________
|_________| |___ south
|
|
|bay window
\ door __|
|_______________________|

I see your point with the bed (I had spent weeks planning and deliberating over it) but the problem with the bed once it was assemble, 4ft white faux leather, was that visually it seemed to take the whole room up and you would need to sidle around it. Like the elephant in the room and it could only be in one place due to the chimney breast jutting out.

The next bed will have underbed space for drawers on wheels and I am intending buying smaller furniture, ie wardrobe 80/90cm wide to balance the room better and be able to change the room around and give the user space.

The reason for not buying the wardrobe etc was due to visits to Ikea with the car and bringing what I could manage back.

There is a large wall mirror adjacent to the bay window bottom right - side wall.

summerholiday

FireFox

As yet I have only read this site in general, but am aware I need to place deposit in a non-interest account - what are the common number of weeks in advance to cover myself?.

Get consent from my mortgage provider and declare my income with th HMRC

and change my residential house building and contents insurance to a landlords?

I have had my boiler check done. Have I left anything out?

breadlinebetty

summerholiday wrote: »

Looking to rent a 12 x 11 ft room out in my property and am interested in what items and size of furniture others on Forum kit their rooms out with. What is important to a lodger these days.

So far I have purchased the following:

1) A 4-drawer Ikea Malm chest of drawers - white stained oak effect.

2) A small Micke computer desk - white.

3) A small low side unit on castors - pink.

4) One white lamp and one precision angle spot light - white.

The bed I bought was at 4ft too large for the room and I am now having to buy a 3ft to enable the user to navigate in the room - there is the original closed, chimney breast.

5) One colourful Picasso abstract picture, but on closer inspection it is of a reclining female - so I hope they do not get the wrong impression!

The room is completely white with a classic single colour green Wilton carpet - and is therefore too good to throw out and change.

One Kingfisher blue Ikea rug.

So now I need a bed and a wardrobe - not too heavy looking or in weight.

What else do I need to equip the room.

There is internet with o2 but also connections could be with Sky or Virgin.

I thought it better for the users to buy their own tv.

Rules, One month's deposit etc?

In my 20' and 30's I recall most of the arguments when living in a shared house (14 years in all) centred around the washing up and being able to walk into the kitchen and cook without having to wash up utensils first?

I would seriously consider the sixze of the bed you buy. Although some people will be happy with a single bed, the majority would prefer a larger bed (a 3/4 would do) Depending on the age/status of your lodger chances are they may want a guest staying overnight - if you're happy with that, of course - so sleeping arrangements are paramount.

I wouldn't bother with a fridge/kettle etc - unless you're looking to make it almost a bedsit. If they have use of the kitchen that should suffice. In my experience most single lodgers seldon do much cooking - it's normally a quick blitz in the microwave and back to their room. You will get the odd exception to the rule, of course.

I'd also be uneasy about allowing them kettles in the room etc, some lodgers have scant regard for the owner's home, and will use electricity like it's going out of fashion if it's included in the rent. Some lodgers can be messy too, so preparing food in their room is something I wouldn't encourage. It's OK for them to eat their food in their room if they want to, but even kettles in the room can give them ideas of making Pot Noodles and all that kind of stuff......if they're messy it could all splash over your carpet......

Best start off as you mean to go on.:)

RAS

summerholiday wrote: »

FireFox

As yet I have only read this site in general, but am aware I need to place deposit in a non-interest account - what are the common number of weeks in advance to cover myself?.

Get consent from my mortgage provider and declare my income with th HMRC

and change my residential house building and contents insurance to a landlords?

I have had my boiler check done. Have I left anything out?

You need to start by learning the diference between a lodger and a tenant.

If you are only letting a room and your income is less than £370 per month, you do not need to declare your income to the HMRC - you use the rent a room allowance

olly300

summerholiday wrote: »

My idea with the desk is that it can be used as a small eating table as well.

I plan on putting a small fridge/freezer with a tray and kettle in the room .

If your aim is to make the lodger live entirely in their room then you are likely to find you will have problems with the type of person who will take the place up.

Most people don't like creeping around other people and while they aren't likely to want to be on top off you, they will at least like to occasionally know they can sit in the living room or eat outside their room.

If you want a person who isn't around all the time then look for someone who works long hours, a different time to you, needs a place to live during the week or any combination of those 3.

If you get someone who is only there during the week then get them a TV as your aim is to get them to stay as long as possible.

BTW in the last 2 places I shared in my late 20s there were no arguments about washing up or cleaning. Part of this was due to everyone being over 25 and having suffered sh*tholes.

00ec25

summerholiday wrote: »

FireFox

As yet I have only read this site in general, but am aware I need to place deposit in a non-interest account - what are the common number of weeks in advance to cover myself?.

Get consent from my mortgage provider and declare my income with th HMRC

and change my residential house building and contents insurance to a landlords?

I have had my boiler check done. Have I left anything out?

you are a little confused...

deposit - for a lodger there are no restrictions on what you do with the deposit or where you hold it. No reason why it cannot go into an interest earning account. It does not need to be in a formal protection scheme. The size is not regulated eitehr although if you go over 2 months rental value equivalent that would be "unpopular", instead 4 - 6 weeks (if rent is monthly) would be common

mortgage - you do NOT need consent to let. Some (but not all) lenders may require you to let them know you have a lodger but that is not the same as the formality of a consent to let permission because you are not letting to a tenant!

tax - do you understand the differencne between the Rent a Room Scheme and the "normal" method
Edit - BTW it is not £370pm , the allowance is 4,250pa which is precisely £354.16 pm - claim £370 and you'll be in trouble

insurance - many buit not all require you to take LL insurance, check with your own insurer first as they may allow you to continue

Boiler - i assume you mean you have had a formal Gas Safety Cetificate issued by a registered gas safe engineer rather than just having the boiler serviced ("done")?

BitterAndTwisted

You don't need to place the lodger's deposit in any specific account.

You don't need consent from your lender if you are going to reside in the property as well.

You don't need to declare the rent unless it exceeds the HMRC's Rent-A-Room maximum.

You don't need landlord's insurance.

I think you need to do a bit more research to be honest and I think you're over-thinking all of this with talk of fridge-freezers and kettles. No-one would want to share a property and then feel like they can only use their room. You're either willing to share your home with someone in exchange for rent and make them feel welcome or you're not.

anotherginger

I have been a lodger previously, and I think you should rethink the kettle/fridge idea as well. In the properties I've lodged in I was treated as a flatmate rather than 'That's your room, stay in it!'. Just divide the fridge in your kitchen between the number of people, ie, if its just you and the lodger, then they get half the fridge. They will also want at least a cupboard in the kitchen and access to all your pots/pans/utensils. I definitely wasn't a microwave lodger!

You are better at the start to say what the washing up routine is - I've found the general rule of washing up after you have eaten the easiest to get everyone to follow.

If you have one bathroom, set down the rules for this early too. I lodged with a couple and another lodger and we all needed to leave for work at roughly the same time. We each picked a general timeslot we would be happy with - if you missed yours you had to wait. If it's just the two of you it's much easier, although I did have an issue when one flatmate who would take half an hour in the bathroom just around the time I would need to brush my teeth to leave for work.

Don't under-estimate the amount of 'stuff' they will have. All of their possessions will be concentrated into one room. In my last two lodgings I had two wardrobes provided, within one was a chest of drawers, plus an extra chest of drawers in the room. I did have a computer desk because I was doing a lot of work at home in the evenings at the time, but I would give them the option of either accepting/rejecting the desk.

Bedside table and a mirror would be useful. The mirror means they won't be hogging the bathroom when they are getting ready in the mornings.

Fire_Fox

summerholiday wrote: »

Yes Fire Fox! The plan is to have space in the centre of the room and be able walk straight to the front window - bay window where there is a 4ft Ottaman at present - I can take this out.

My idea with the desk is that it can be used as a small eating table as well.

I plan on putting a small fridge/freezer with a tray and kettle in the room. I am not yet proficient with the use of the computer and supplying you with a diagram. approx

________chimney_________
|_________| |___ south
|
|
|bay window
\ door __|
|_______________________|

I see your point with the bed (I had spent weeks planning and deliberating over it) but the problem with the bed once it was assemble, 4ft white faux leather, was that visually it seemed to take the whole room up and you would need to sidle around it. Like the elephant in the room and it could only be in one place due to the chimney breast jutting out.

The next bed will have underbed space for drawers on wheels and I am intending buying smaller furniture, ie wardrobe 80/90cm wide to balance the room better and be able to change the room around and give the user space.

The reason for not buying the wardrobe etc was due to visits to Ikea with the car and bringing what I could manage back.

There is a large wall mirror adjacent to the bay window bottom right - side wall.

Are they a lodger or are you trying to make a self contained bedsit? A lodger is a part of your household, they use your kitchen, dining table, living room and so on. Most people don't want to spend all their time in one room and eat at a computer desk facing a blank wall, that is depressing and lonely. Fridge-freezers are noisy at night and mess with the room temperature - why can't they use your kitchen?

Again many would prefer a decent sized bed and wardrobe to a desk, side table and fridge-freezer. Unless you are going for weekday only professionals who have a home elsewhere they will be storing their whole life in the room - paperwork, books, clothing, toiletries, gadgets, media, ornaments, laundry bin, spare sheets and towels.

A wardrobe is generally a good use of space because the storage is vertical - some you can get extra shelving for cheap so it is versatile for both genders. If they are a single person you can put a double or one-and-a-half sized bed up against one wall instead of space to walk both sides, will that work? Underbed storage is good.

That bedroom is similar to mine - 8 foot by 15 foot but no chimney - I have a kingsize bed, double IKEA Malm chest of drawers and triple IKEA Pax wardrobe, laundry bin and cat litter tray! LOADS of storage and still a decent amount of floor space because I shoved the bed up against the wall. I could fit shelves on the wall above the chest if I wanted. Obviously you don't want a kingsize bed but that just means you should have more floor space.

In your room I'd probably put in two wardrobes, one either side of the chimney breast, bed on the long wall, chest of drawers in the bay window. Or a wardrobe one side of the chimney breast and a deep full height shelf unit the other side. An 'out there' suggestion is a sofa bed - the IKEA Beddinge has an underbed storage box and extra washable covers, super easy to open and close, can be slept on either way, the highest quality mattress is designed for daily use - I did for months and it is VERY comfortable as both bed and sofa. Not sure how they price up against a regular bed but you can pick IKEA things up on eBay.