What house rules can be included in a UK house share agreement?

House rules may cover cleaning, guests, noise, smoking, pets, use of shared spaces, and respectful behaviour between housemates.

Why include a repairs and maintenance clause?

A repairs clause explains who is responsible for reporting problems, landlord repair duties, and tenant obligations to avoid damage.

Can a house share agreement restrict guests?

Yes. A guest clause can limit overnight stays, require consent for long visits, and help prevent unauthorised occupants.

What is a shared areas clause?

A shared areas clause identifies communal spaces such as the kitchen, bathroom, living room, and garden, and sets rules for their use.

Should the agreement include an inventory clause?

Yes. An inventory records the condition of furniture, appliances, and fittings, helping reduce disputes when tenants move out.

What does a cleaning clause do in a house share agreement?

A cleaning clause sets expectations for cleaning duties, rotas, waste disposal, and keeping shared areas tidy.

How can pets be dealt with in a house share agreement?

It may say whether pets are allowed, require landlord consent, and make the tenant responsible for any pet-related damage or nuisance.

What should a noise clause include?

It should define acceptable noise levels, quiet hours, and rules for parties or disturbance, especially in shared accommodation.

Can a house share agreement include landlord access rules?

Yes. It can explain when the landlord may enter, how much notice must be given, and emergency access rights.

Are clauses in a UK house share agreement legally binding?

A well-drafted agreement helps clarify rights and responsibilities, but clauses must comply with UK housing law to be enforceable.

EN-GB>Residential>Tenancy Agreement>Common Clauses in UK House Share Agreements

Common Clauses In UK House Share Agreements

Created: 9 Jun 2026

Understanding common clauses helps tenants and landlords avoid disputes and set clear expectations. This guide complements our AI-Generated British Lodger Agreement resources with practical insight into key terms.

Clause Name	Clause Purpose	Main Party Affected	Practical Notes
Essential
Parties To The Agreement	Identifies the landlord, tenant or tenants, and any agent.	Both	Use full legal names and service addresses distinguish landlord from managing agent.
Property And Room Description	Describes the property, rented room, and shared areas.	Both	State whether the tenant has a specific room, shared facilities, parking, garden or storage.
Tenancy Type	States whether the agreement is an assured shorthold tenancy, licence, or other arrangement.	Both	Labels are not conclusive actual occupation rights and landlord residence matter.
Term Of Tenancy	Sets the start date, end date, and whether the tenancy continues periodically.	Both	Avoid uncertainty by stating fixed term length and any rolling period after expiry.
Rent Amount	States how much rent is payable for the room or property.	Both	Specify whether rent is per person, per room, or for the whole household.
Rent Payment Date And Method	Explains when and how rent must be paid.	Tenant	Include payment frequency, bank details, reference, and treatment of bank holidays.
Common
Rent Arrears	Sets out consequences if rent is unpaid or late.	Both	Keep charges lawful and proportionate eviction still requires correct legal process.
Optional
Late Payment Interest	Allows limited interest on rent unpaid for at least 14 days.	Tenant	In England, permitted interest is capped at 3 percent above Bank of England base rate.
Essential
Tenancy Deposit Amount	Records the deposit paid and what it may cover.	Both	State deductions clearly normal fair wear and tear should not be charged.
Deposit Protection Scheme	Requires protection of the tenancy deposit in an authorised scheme.	Both	For most ASTs in England and Wales, protect within 30 days and give prescribed information.
Deposit Cap	Confirms the deposit does not exceed the legal cap in England.	Both	Usually capped at five weeks rent, or six weeks if annual rent exceeds £50,000.
Optional
Holding Deposit	Explains any pre-tenancy payment to reserve the room.	Tenant	In England, holding deposits are generally capped at one week rent.
Essential
Permitted Payments And Fees	Limits charges to payments allowed by law.	Both	Do not include banned admin, referencing, inventory or check-out fees for England tenancies.
Utilities And Bills	Allocates gas, electricity, water, broadband, TV licence and similar costs.	Household	State whether bills are included, capped, reimbursed, or split equally between occupiers.
Common
Council Tax	Explains who is responsible for council tax.	Both	HMOs can have different liability rules check local billing and student exemptions.
Essential
Joint And Several Liability	Makes each joint tenant responsible for all rent and obligations.	Tenant	Important for house shares one tenant may be pursued for another tenant’s arrears.
Common
Individual Room Liability	Limits each tenant’s liability to their own room and agreed shared obligations.	Tenant	Use where tenants have separate agreements rather than one joint tenancy.
Optional
Guarantor	Records a third party’s promise to cover rent or losses.	Tenant	Use a properly signed guarantee define whether it covers renewal and joint liabilities.
Essential
Inventory And Schedule Of Condition	Records furniture, contents, cleanliness and condition at move-in.	Both	Attach dated photos and meter readings vital for deposit disputes.
Landlord Repairs	Confirms landlord duties for structure, exterior, installations, heating and hot water.	Both	Do not try to contract out of statutory repair duties.
Common
Tenant Care And Minor Maintenance	Requires tenants to use the property responsibly and do minor upkeep.	Tenant	Can cover ventilation, replacing bulbs, reporting leaks, and avoiding blockages.
Reporting Repairs And Emergencies	Sets how tenants report defects, damage or urgent safety issues.	Household	Provide emergency contacts and require prompt reporting to reduce damage.
Essential
Fitness For Human Habitation	Confirms the home must be fit to live in throughout the tenancy.	Both	Relevant to damp, mould, hazards, ventilation, sanitation and unsafe conditions.
Landlord Access And Notice	Allows access for inspections and repairs with notice.	Both	Usually give at least 24 hours written notice, except genuine emergencies.
Quiet Enjoyment	Protects tenants from unreasonable interference or harassment.	Tenant	Landlords should not enter private rooms without consent or proper legal basis.
Gas Safety	Requires gas appliances and flues to be checked and certified.	Both	Annual gas safety record should be provided where gas appliances are present.
Electrical Safety	Requires electrical installations to be inspected and kept safe.	Both	In England, fixed electrical installations usually need inspection at least every 5 years.
Smoke And Carbon Monoxide Alarms	Confirms alarm installation and testing duties.	Both	Landlords must ensure required alarms are present and working at the start of tenancy.
Fire Safety And Escape Routes	Sets rules for fire doors, alarms, escape routes and safe behaviour.	Household	Do not obstruct exits, wedge fire doors open, or tamper with alarms.
HMO Licensing	Confirms whether the house share needs a house in multiple occupation licence.	Both	Mandatory licensing generally applies to 5 or more people in 2 or more households sharing facilities.
Common
HMO Management Rules	Supports proper management of shared facilities, safety measures and information.	Household	Useful for shared houses local licence conditions may impose stricter rules.
Occupancy Limits And Overcrowding	Limits occupation to agreed residents and lawful capacity.	Household	Check HMO licence occupancy limits and avoid unauthorised extra residents.
Essential
Right To Rent Checks	Confirms checks on adult occupiers’ immigration status in England.	Both	Applies in England landlords must avoid discriminatory checking practices.
Common
Residential Use Only	Restricts the property to private residential occupation.	Tenant	Clarify whether limited home working is allowed without business visitors or nuisance.
Permitted Occupiers	Lists who may live at the property besides named tenants.	Household	Avoid accidental overcrowding, licence breaches, or unapproved long-term residents.
Guests And Overnight Visitors	Sets limits on visitors and overnight stays.	Household	Rules should be reasonable and not ban ordinary social visits outright.
Subletting And Assignment	Controls whether tenants can transfer, assign or sublet their room.	Tenant	Usually requires written consent unauthorised subletting can affect HMO and right to rent compliance.
Replacement Tenant Process	Explains how a tenant can be replaced in a house share.	Household	State consent, referencing, deed of assignment, deposit adjustment and fee limits.
Changes To The Agreement	Sets how tenancy terms can be changed.	Both	Require written agreement by all relevant parties do not rely on informal chat messages.
Rent Review Or Increase	Explains when and how rent may increase.	Both	Use clear timing and method statutory procedures may apply for periodic tenancies.
Optional
Break Clause	Allows early termination after specified conditions are met.	Both	State who can use it, earliest date, notice length, and service method.
Essential
Tenant Notice To Leave	Sets how a tenant can end the tenancy.	Tenant	Joint periodic tenants may be able to end the tenancy for everyone by valid notice.
Landlord Notice And Possession	Explains that eviction requires valid notice and lawful possession process.	Both	For ASTs, section 21 or section 8 rules may apply self-help eviction is unlawful.
Common
Breach And Section 8 Grounds	Links serious breaches to possible possession grounds.	Both	Relevant to rent arrears, damage, nuisance, false statements and other breaches.
Essential
No Harassment Or Unlawful Eviction	Confirms tenants cannot be forced out without lawful process.	Tenant	Changing locks, threats, or cutting services can be criminal offences.
Common
Keys, Locks And Security	Controls key issue, lock changes and security responsibilities.	Household	Do not allow lock changes without consent except urgent safety situations.
Optional
Lost Keys Or Security Devices	Allows recovery of reasonable replacement costs for lost keys.	Tenant	In England, charges must reflect reasonably incurred costs evidenced in writing.
Common
Cleaning Responsibilities	Allocates cleaning of rooms, shared areas, appliances and bathrooms.	Household	House shares benefit from a rota and clear end-of-tenancy cleanliness standard.
Bins, Recycling And Waste	Sets rules for rubbish storage, collection days and recycling.	Household	Important for HMOs where poor waste management can breach local conditions.
Noise And Nuisance	Prevents unreasonable noise, disturbance or antisocial behaviour.	Household	Set quiet hours and responsibilities for guests, music, parties and shared spaces.
Antisocial Behaviour	Prohibits intimidation, harassment, illegal activity or persistent disturbance.	Household	Can support action where behaviour affects housemates, neighbours or the landlord.
Smoking And Vaping	Controls smoking or vaping inside the property and shared areas.	Household	Specify outdoor areas, disposal of cigarette waste, and fire safety expectations.
Optional
Pets	States whether pets are allowed and on what conditions.	Household	Consider allergies, damage, cleaning, garden use and consent from all housemates.
Common
Alterations And Decoration	Controls decorating, fixtures, picture hooks and changes to rooms.	Tenant	Require consent for painting, shelves, locks, aerials, or structural changes.
Furniture And Appliances	Sets rules for supplied furniture, white goods and shared equipment.	Household	List items in the inventory and clarify maintenance of tenant-owned appliances.
Furniture Fire Safety	Requires supplied upholstered furniture to meet fire safety standards.	Both	Relevant where the property is furnished keep labels and purchase evidence where possible.
Optional
Garden And Outdoor Areas	Allocates use and upkeep of gardens, yards, balconies or sheds.	Household	State mowing, waste, barbecues, smoking areas, bike storage and access rights.
Parking	Identifies any parking space and rules for use.	Tenant	Clarify permits, allocated bays, visitor parking, EV charging and liability for fines.
Bicycle Storage	Sets where bicycles, scooters or e-bikes may be stored.	Household	Avoid blocking escape routes include rules for e-bike battery charging if relevant.
Energy Use And Portable Appliances	Controls safe and reasonable use of heaters, dryers and high-energy devices.	Household	Useful where bills are included or capped avoid unsafe portable heaters and overloaded sockets.
Broadband And Internet Use	Allocates broadband costs and sets acceptable use rules.	Household	State account holder, payment split, router access and ban unlawful downloads.
TV Licence	Clarifies who is responsible for any required TV licence.	Household	Separate tenancy agreements can affect whether each room needs its own licence.
Post And Deliveries	Sets rules for mail, parcels and forwarding after move-out.	Household	Useful in HMOs to avoid lost parcels and protect privacy.
Common
Personal Data And Privacy	Explains how tenant data is collected, used and shared.	Tenant	Refer to privacy notice for referencing, deposit schemes, repairs and legal compliance.
Essential
Service Of Notices	States how formal notices must be served and where.	Both	Include postal addresses and whether email is accepted for contractual notices.
Landlord Address For Notices	Provides an address in England or Wales for tenant notices.	Both	Rent may not be lawfully due until the required address is provided.
Common
Landlord Identity Information	Allows tenants to request the landlord’s name and address.	Tenant	If an agent is used, tenants may still request landlord identity details.
Essential
Energy Performance Certificate	Confirms provision of an EPC where required.	Both	For most rentals, provide before letting minimum energy efficiency rules may apply.
Common
Minimum Energy Efficiency Standard	Confirms compliance with minimum EPC rating rules where applicable.	Landlord	In England and Wales, most private rentals must meet minimum EPC standards unless exempt.
Essential
How To Rent Guide	Confirms delivery of the current government renting guide in England.	Tenant	Failure to provide can affect use of section 21 in England.
Common
Fair And Transparent Terms	Confirms clauses should be fair, clear and balanced.	Both	Avoid one-sided penalties, vague discretion, or hidden costs.
Equality And Non-Discrimination	Prevents discriminatory letting, management or enforcement practices.	Both	Relevant to advertising, tenant selection, right to rent checks and reasonable adjustments.
Damage And Breakages	Sets responsibility for damage caused by tenants or guests.	Household	Distinguish accidental damage, negligence, fair wear and tear, and shared-area damage.
Shared Area Damage	Allocates responsibility for damage in kitchens, bathrooms and communal rooms.	Household	State whether costs are shared unless the responsible person is identified.
Insurance	Explains landlord building insurance and tenant contents responsibility.	Both	Landlord insurance usually does not cover tenants’ personal belongings.
Illegal Or Prohibited Use	Prohibits criminal activity, drugs, fraud or unlawful business use.	Household	Can support enforcement where conduct risks safety, licensing or possession action.
Optional
Hazardous Items	Restricts dangerous materials, weapons, fireworks or flammable storage.	Household	Useful in shared housing to reduce fire, insurance and safety risks.
Common
Pest Control	Allocates reporting and responsibility for infestations.	Both	Responsibility may depend on property defects, cleanliness or tenant behaviour.
Damp, Mould And Ventilation	Sets duties to report damp and use ventilation reasonably.	Both	Do not shift structural damp responsibility to tenants require prompt reporting.
Optional
Frost And Winter Precautions	Requires reasonable heating and reporting to prevent frozen pipes.	Household	Useful where tenants are away during holidays or university breaks.
Extended Absence	Requires notice if the tenant will be away for an extended period.	Tenant	Helps with insurance, security, post, heating and emergency access planning.
Shared Household Supplies	Explains responsibility for shared consumables and cleaning products.	Household	Useful but should not create landlord obligations for everyday tenant supplies.
Room Swaps	Controls whether tenants may swap rooms with each other.	Household	Require written consent and update inventory, rent allocation and deposit records.
Essential
Use Of Shared Areas	Sets expectations for kitchens, bathrooms, lounges and hallways.	Household	Cover cleanliness, storage, personal items, guests and not blocking escape routes.
Common
Kitchen And Bathroom Hygiene	Sets specific hygiene rules for high-use shared facilities.	Household	Useful for food storage, washing up, appliance cleaning, drains and bathroom ventilation.
Optional
Food Storage And Labelling	Manages fridge, freezer and cupboard space in shared kitchens.	Household	Can reduce disputes in large HMOs or student houses.
Common
Food Waste And Vermin Prevention	Requires food waste to be managed to avoid pests.	Household	Link to cleaning, bins and pest control clauses for shared kitchens.
Move-In Requirements	Sets conditions before keys are released.	Tenant	May include signed agreement, first rent, deposit, right to rent and inventory check.
Move-Out And Check-Out	Explains cleaning, key return, possessions and final inspection.	Tenant	Tie requirements to inventory and deposit deductions avoid banned check-out fees in England.
Optional
Abandoned Possessions	Sets process for belongings left after the tenancy ends.	Both	Landlords should give notice and keep records before disposing of goods.
Common
Deposit Deductions	Explains possible deductions for rent, damage, cleaning or missing items.	Both	Evidence and fair wear and tear are central to dispute resolution.
Dispute Resolution	Sets steps for resolving disagreements between landlord and tenants.	Both	Mention deposit scheme ADR for deposit disputes where available.
Complaints And Managing Agent	Identifies who handles complaints, repairs and management issues.	Both	Include agent redress scheme details where an agent manages the property.
Governing Law And Jurisdiction	States which UK legal system governs the agreement.	Both	Use England and Wales, Scotland, or Northern Ireland as appropriate housing law differs.
Optional
Entire Agreement	Confirms the written agreement records the agreed tenancy terms.	Both	Do not use to exclude statutory rights or mandatory landlord duties.
Severance	Keeps the agreement operating if one clause is invalid.	Both	Useful for drafting, but cannot save unfair or unlawful charging terms.
Essential
Signatures And Counterparts	Records how parties sign and date the agreement.	Both	Ensure all tenants, landlord, guarantors and witnesses sign where required.
Optional
Electronic Signatures	Allows signing electronically where legally valid and practical.	Both	Check witnessing requirements for deeds, guarantees or longer leases.
Execution As A Deed	Provides deed formalities where the tenancy or guarantee requires them.	Both	A deed normally needs clear wording, signature, witnessing and delivery.
Live-In Landlord Status	Clarifies whether the occupier is a lodger or tenant where the landlord lives there.	Both	Use a lodger agreement rather than an AST if the occupier shares accommodation with a resident landlord.
Resident Landlord Shared Facilities	Sets rules where landlord and occupier share kitchen, bathroom or living areas.	Household	Shared living with a resident landlord usually gives fewer occupation protections than an AST.
Student House Share Terms	Adds practical rules for student occupiers and academic-year tenancies.	Household	Consider guarantors, summer retainer, council tax exemption and joint tenancy risk.
Student Council Tax Evidence	Requires students to provide evidence for council tax exemption or discount.	Tenant	Useful where mixed student and non-student occupation affects liability.
Bedroom Door Locks	Sets whether private rooms have locks and key control.	Tenant	Check fire safety, escape and HMO licensing requirements before fitting locks.
Common
Room Inspections	Allows condition checks of individual rooms by appointment.	Both	Give proper notice and respect exclusive possession and privacy.
Optional
Viewings Near End Of Tenancy	Allows reasonable access for prospective tenants or buyers.	Tenant	Limit to reasonable hours, proper notice and the final weeks of the tenancy.
Common
Meter Readings	Records readings at start and end of occupation.	Household	Photograph meters and note supplier details to avoid bill disputes.
Optional
Prepayment Meters	Sets rules for topping up and managing prepayment energy meters.	Household	Clarify who tops up, emergency credit use and reimbursement between housemates.
Resale Of Utilities	Controls charges where the landlord resells gas or electricity to tenants.	Both	Landlords generally cannot make a profit on resold gas or electricity.
Common
Local Licence Conditions	Incorporates local HMO or selective licensing conditions where relevant.	Both	Check the local council register and licence conditions before drafting house rules.
Optional
Unlicensed HMO Consequences	Highlights consequences if required HMO licensing is missing.	Landlord	Tenants may seek rent repayment orders for certain housing offences.
Fair Usage Cap For Included Bills	Limits excessive utility use where bills are included in rent.	Household	Set a clear monetary cap, calculation method and evidence for any excess charge.
Common
Tenant’s Personal Belongings	Clarifies responsibility for personal possessions in rooms and shared areas.	Tenant	Advise tenants to arrange contents insurance restrict storage in escape routes.
Optional
Apportionment Of Payments	Explains how part-month rent or shared costs are calculated.	Both	Useful for mid-month move-ins, room swaps, tenant replacements and final bills.
Refunds And Overpayments	Sets how rent or bill overpayments are returned or credited.	Both	Avoid using deposit funds as last month’s rent unless agreed and lawful.
Lead Tenant For Deposit Scheme	Identifies the tenant who deals with the deposit scheme for a joint deposit.	Tenant	Important for joint tenancies agree how deposit shares are handled internally.
Internal Household Contributions	Records how tenants share rent, bills or common costs between themselves.	Household	Does not usually reduce each joint tenant’s liability to the landlord.
Superior Lease Or Mortgage Restrictions	Ensures the house share does not breach superior title restrictions.	Landlord	Check mortgage, leasehold, insurance and planning restrictions before letting rooms.
Selective Or Additional Licensing	Checks whether local private rented sector licensing applies.	Landlord	Some councils require licences beyond mandatory HMO licensing.
Planning Use And Article 4 Areas	Checks whether shared occupation is permitted by planning rules.	Landlord	Some Article 4 areas restrict conversion to small HMOs without planning permission.
Common
Renewal Or Extension	Sets how the tenancy may be renewed or extended.	Both	Check deposit prescribed information, guarantor coverage and rent changes on renewal.
Statutory Or Contractual Periodic Tenancy	Explains what happens if occupation continues after the fixed term.	Both	Clarify whether continuation is contractual or statutory to reduce notice disputes.
Surrender By Agreement	Allows early ending if landlord and all relevant tenants agree.	Both	Record surrender in writing and settle keys, rent, bills and deposit issues.
Optional
Variation Or Novation Fee	Controls fees for changing the tenancy at the tenant’s request in England.	Tenant	Usually capped at £50 unless higher reasonable costs are evidenced.
Early Termination Costs	Limits costs payable if a tenant asks to leave early in England.	Tenant	Costs must not exceed the landlord’s loss or agent’s reasonable costs.
Common
Rent Receipts And Records	Requires clear records of rent and shared payments.	Both	Avoid cash where possible issue receipts if cash is accepted.
Optional
Language Of Agreement	Confirms the English version is the operative agreement.	Both	Use plain English and ensure tenants understand key financial and occupation terms.

What Clauses Matter Most In A UK House Share Agreement?

Rent, deposit, term, parties, property, repairs, utilities, access, house rules and termination are the core clauses most house share agreements should cover. They reduce disputes by making clear who pays what, who may live at the property, how shared areas are used, and how the tenancy can end.

When Is A House Share Agreement Likely To Be An Assured Shorthold Tenancy?

If occupiers have exclusive possession of rooms, pay rent, and the landlord does not live in the property, the arrangement is commonly an assured shorthold tenancy in England. This makes clauses on deposit protection, prescribed information, section 21 restrictions, repairs, gas safety, electrical safety, and right to rent particularly important.

What Should Tenants Check Before Signing?

Check whether the agreement is joint and several, because one tenant may be liable for rent or damage caused by another tenant.
Confirm whether bills, council tax, broadband and cleaning costs are included in the rent or shared separately.
Check the deposit amount, protection scheme details and inventory before moving in.
Review any house rules on guests, smoking, pets, noise and room changes to ensure they are workable.

What Should Landlords Check Before Using The Agreement?

Make sure statutory duties are not contradicted, especially repair obligations under the Landlord and Tenant Act 1985 and safety duties for gas, electrical installations, smoke alarms and HMOs.
Avoid unfair or excessive charges, as tenant fees are restricted in England by the Tenant Fees Act 2019.
If the property is a licensable HMO, include practical clauses on household conduct, waste, fire safety and access, but also comply with licensing conditions.

Common Clauses in UK House Share Agreements

Want to Generate Your own Tenancy Agreement?

Docaro AI can help you write your own Tenancy Agreement for use in the United Kingdom in minutes.

Generate Your Document Now

FAQs

What clauses are commonly included in a UK house share agreement?

A UK house share agreement should usually include rent, deposit, bills, tenancy length, notice periods, shared areas, house rules, repairs, and each tenant’s responsibilities.

What should the rent clause say in a house share agreement?

How should bills be covered in a house share agreement?

Should a house share agreement include a deposit clause?

What is a notice period clause in a house share agreement?

Show All FAQs