Home Insurance With Lodgers
Compare home cover when you rent out a room
- Cover for homes with one or more lodgers
- Compare over 40 providers with one short form
- Check theft and accidental damage terms
Home insurance with lodgers is your usual home policy, adjusted to allow for someone renting a room in the home you live in. Most insurers will cover you, but you need to tell them, and the cover for theft may change.
Which lodger situation is yours?
The right cover depends on how the room is let. Find the closest match below.
| Your situation | Cover that usually fits | Watch out for |
|---|---|---|
| One lodger in a spare room of your own home | Your home policy, with the lodger declared | Theft by the lodger may be excluded |
| Two or more lodgers | A home policy that accepts several lodgers | Some insurers have a maximum number |
| Lodger in a self-contained annexe | May count as a tenant, not a lodger | Landlord insurance may be needed |
| Short stays through an app | Cover that allows paying guests | Many standard policies exclude this |
| You rent your home and take a lodger | Tenants contents insurance | Your landlord’s consent |
| Letting the whole house while you live elsewhere | Landlord insurance | Home cover will not usually apply |
How a lodger changes your home insurance
Insurers see more people in the home as a higher chance of a claim. Expect these changes when you declare a lodger.
- Theft cover: some policies only pay for theft by a lodger if there was forced entry, or not at all.
- Accidental damage: some insurers limit it for rooms the lodger uses.
- Price: the premium may rise.
- Questions: you may be asked about references and whether rooms have locks.
Your duties as a resident landlord
If you let part of your only or main home, GOV.UK calls you a resident landlord. You are responsible for keeping the property safe and in good repair, and GOV.UK suggests asking for references before you agree a let.
Safety checks
If you provide gas appliances, the HSE’s gas safety rules for landlords explain who needs an annual gas safety check. Working smoke alarms on each floor also cut the fire risk your insurer is pricing.
Right to rent checks in England
In England you must check that a lodger can legally rent your property. GOV.UK says this applies to all adults aged 18 and over, even when there is no written agreement.
Tax on lodger income
Under the Rent a Room Scheme, you can earn up to £7,500 a year tax-free from furnished accommodation in your home. The limit halves to £3,750 if you share the income with someone else.
Checklist before you compare home insurance with lodgers
- How many lodgers you have, or plan to have
- Whether they share your kitchen and bathroom
- References and a written lodger agreement
- Mortgage lender or landlord consent
- Locks on the lodger’s room and your own valuables
- Gas safety record and smoke alarms
Pros and cons of taking a lodger, for your cover
| Pros | Cons |
|---|---|
| Extra income, which may be tax-free under Rent a Room | Some theft claims may not be covered |
| Someone in the house more often, which can deter burglars | Premiums may rise |
| Many mainstream insurers will still quote | Fewer insurers accept several lodgers |
Ian Wilson, Managing Director at Tiger.co.uk, says: “Tell your insurer before the lodger moves in, not after. It takes one phone call or one tick box, and it keeps your cover sound.”
Comparing lodger-friendly cover with Tiger.co.uk
Tiger.co.uk compares home insurance quotes from over 40 UK providers with one short form, so you can see several prices for the same cover side by side. Mention your lodger on the form so the quotes reflect your real household.
For the different kinds of cover, see building and contents insurance or the home insurance hub. Your lodger may want tenants contents insurance for their own things, and bicycle insurance helps if bikes are kept in a shared hallway.
Ready to see real prices? Get a home insurance quote that includes your lodger at Tiger.co.uk. It takes a few minutes, and policies vary, so check the cover and excess on each quote before you choose.
Do I need to tell my home insurer I have a lodger?
Yes. A lodger changes the risk, so most insurers ask you to tell them before the lodger moves in. If you do not, the insurer could refuse a claim or cancel the policy.
Does my home insurance cover theft by a lodger?
Not always. Some policies only pay for theft where there was forced entry, and someone who lives with you does not need to force their way in. Check the wording on each quote.
Is a lodger covered by my contents insurance?
No. Your policy covers your belongings, not your lodger’s. Your lodger needs their own contents cover if they want their things protected.
What is the difference between a lodger and a tenant?
A lodger lives in your home and shares space with you, such as the kitchen or bathroom. A tenant usually rents a separate home or self-contained flat. The difference affects both your insurance and your legal duties.
How much can I earn from a lodger tax-free?
Under the Rent a Room Scheme, you can earn up to £7,500 a year tax-free from letting furnished accommodation in your home. The limit is £3,750 if you share the income with someone else.
Do I need my mortgage lender’s permission to take a lodger?
Check your mortgage terms. Many lenders want to know, and some need you to ask first. If you rent your home, check your tenancy agreement as well.
Fact-checked by Ian Wilson, Managing Director at Tiger.co.uk. 20+ years in price comparison; MEng, Queen’s University Belfast.
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