olls Posted August 30, 2006 Report Share Posted August 30, 2006 I have a 4 bedroom house which I occasionally rent out a room to lodgers. So far I have had 5 lodgers, and for 2 months now have the 6th lodger staying with me. All have become lodgers at my house through people I already know, and each time I did not seek proper references. The fact that they were reccomended by other people only verbally and the informal means by which they came to live with me means these were just 'casual' lets. I did interview them a bit, although only casually, saying that I wanted them to use the house as if it was their own, and not to treat it like a stay-in-your-room bedsit. I want a lodger who will use all the facilities, to socialise with me and my partner in the living room, to eat together, to have consideration for eachother when it comes to noise and stuff like that - basically to live together like any family would. Throughout the 'casual' interview, they came across as the 'perfect lodger', promising that they would live and abide by my rules. With 4 of these lodgers they have turned out to do exactly what I didn't want them to do. They kept themselves to their rooms, watching their own TV's, eating in their bedrooms and inviting friends round into their rooms (sometimes as many as 4 or more at once), and hardly ever using the living room for these activities. I really can't understand why they would want to do that. I had problems with noise, especially when they had lots of mates round, when I was trying to get to sleep in the evenings. I suppose it also felt like a in intrusion having so many people enter the upstairs part of my house, which should be more private - where I come from upstairs is really only for the people who live there. Most of them let their rooms become extremely untidy, bordering onto what was shown on 'A Life Of Grime'. I thought *I* was untidy, but when I had to go into one room to collect plates and cups which one person had not returned to the kitchen for weeks, it took some effort to yank some knives and forks that were stuck to the carpet. The smells coming from their rooms filled the rest of the upstairs on some occasions, as they all smoked, drank a lot of beer and ate a lot of take-aways. I have not had to take any legal action to evict them, I merely asked them to leave, explaining exactly why (slightly different reasons for each but in general just for being absolutely horrible to live with). So I think I can only count myself lucky. I did suffer a lot of mental trauma after they failed to do stop what I asked of them, as I felt powerless and not in control at all. My current (6th) lodger, I 'took in' as he had been recently dumped by his girlfriend, and he had been sleeping on friends sofas, NFA for a few months prior to moving in. I had known about him during that time anyway, and was asked by his friends via my partner on 2 or 3 occasions if I could let him move in and I refused. I was reluctant, but finally gave in to my partner who was sugesting it to me. After inviting him round for a chat...you know the rest! I did clearly state that I DIDN'T want him to spend all his time in his room, that he should mix with us and use the living room whenever he wanted. In reply he said that he was fine with that. But from day one I have hardly seen him - and he creeeps about the house so quitely he must be doing it on purpose, and now I think he's deliberately trying to avoid contact with me. When he comes 'home' he never even says hello, even if I'm just in the living room watching the telly! I find this behaviour very peculiar, but I haven't dared to confront him about it. When I've realised that he's home, I haven't actually gone around the corner to say hello to him - I mean, why should I, when I'm just sitting down to a meal or something, and he creeps in through the door, he should be the one waltzing in saying 'Hiya, how's it going?'. He hasn't actually paid any rent yet, but I'm actually being a bit of a charity for him, as he didn't have a job when I let him move in. He has since got a job, and he's sorting things out apparently. I'm a very patient guy, but I only hope all this is just down to his already messed up situation and not him taking me for ride. Only time will tell. Perhaps I'll post an update! I could really do with some advice, on how live-in lodgers can best deal with situations like this. It's not like renting out a whole house or flat to someone, because in my case I actually have to live with them. I've scraped by doing it the casual way, and I have lost some rent, (but only £300 with one lodger), and a couple of rooms have ruined carpets now. I'd like to do this properly, not just casually. Formally, but with an informal atmosphere about it perhaps? I suppose I'm trying to go for that flat-share scenario, only I'm the home-owner. Perhaps the lodgers I've had would have behaved differently if I told them I was renting? Any pointers? Olls Link to comment Share on other sites More sharing options...
red40 Posted August 31, 2006 Report Share Posted August 31, 2006 First and foremost Olls you need to make sure you aren't operating a HMO which is required by law to have a mandatory licence. Mandatory licencing applies to HMO's that are 3 storey or more (include basements, mezzanine floors or/and attic rooms, occupied by 5 person or more who comprise of two or more households and they share an amenity. Link to comment Share on other sites More sharing options...
MrLarge Posted August 31, 2006 Report Share Posted August 31, 2006 Hi Olls, I have done this with one property which I have since moved out of and completely let and another which I have recently purchased both with a mate. HMO license in place where appropriate. We have been incredibly lucky with the tenants so far three of which came with the first house. They have mostly been Eastern Europeans here working long hours and have been amazingly friendly, clean, reliable and most importantly punctual with the rent. It's your property and not theirs so it’s understandable that they don’t feel comfortable using the living room etc. as if it was their own. I would advise placing an add in your local paper and interviewing over the telephone as much as possible and trust your instincts. Go for hard working nice people. I don’t think you’ll find the family atmosphere you’re looking for but if you do want to supplement your wage this is a cracking way to do it providing the your local authority are happy with the property. We get on great with the tenants who do join us on trips to the pub and gather in the living room for the big matches but for the most part they prefer to get on with their own thing. We are now looking to repeat the process with a third property again on a multiple let basis. Good luck. Iain Link to comment Share on other sites More sharing options...
olls Posted August 31, 2006 Author Report Share Posted August 31, 2006 First and foremost Olls you need to make sure you aren't operating a HMO which is required by law to have a mandatory licence. Mandatory licencing applies to HMO's that are 3 storey or more (include basements, mezzanine floors or/and attic rooms, occupied by 5 person or more who comprise of two or more households and they share an amenity. I don't think I need that HMO licence then, as my house is only 2 floors, no loft (flat roof), nor a basement. I can only accomodate a maximum of 2 lodgers: Room 1: Double room for me and my partner Room 2: Single/small double room - currently occupied by lodger. Room 3: Slightly smaller single/cramped double room, currently used as office/music studio Room 4: Tiny single room, unused. Used to be the office/studio, whic meant Room 3 was spare for an extra lodger. The rest of the property comprises of an upstairs bathroom, and downstairs is simply a long kitchen/diner, the living room and a w/c. There's a shed out back. The only parts to be shared are the bathroom, w/c, kitchen and lounge, and the shed can be used for extra storage if the lodgers need it. As double beds can fit in two of the rentable rooms, I could let couples stay. I don't like the idea of having a fully packed house though so that won't be happening. I had two lodgers at a time once in seperate rooms, and even that was hectic. The only legal documents I have used are tennancy agreements. We just get that signed and copied between us, they move in and we just get on with life. I hope I'm not missing something out! House Insurance and Council Tax are down for 'two or more people living at the property'. Link to comment Share on other sites More sharing options...
GPEL Posted September 3, 2006 Report Share Posted September 3, 2006 You can't create an assured shorthold tenancy with any of the lodgers if it is also your main residence, therefore they have few rights of occupancy. I would advise getting them to sign a lodger's license agreement, which spells out the obligations you expect of them. If unsure, also reference them for creditworthiness. Need to check, but I don't think it is possible to create a HMO if you also live there. That's the technical side, on the personal side expect nothing. Hope for the preferred social scenario but unrealistic to expect others to inter-relate according to prescribed standards. If they don't "fit" either ask them to move on or take the rent and accept it. Link to comment Share on other sites More sharing options...
red40 Posted September 3, 2006 Report Share Posted September 3, 2006 Need to check, but I don't think it is possible to create a HMO if you also live there. Resident landlords are now included for the purposes of HMO licensing, as a person and one household. The only exemption is if they are all members of the same family, see HA 2004, schedule 14(6), also SI373 (3), (4) gives exemptions, i.e au pair, nanny, etc Link to comment Share on other sites More sharing options...
fleming Posted September 7, 2006 Report Share Posted September 7, 2006 My sister rented a room in a house occupied by the owner and one other tenant. She did make use of the whole flat but other than that did not have anything in common with the owner and tended only to sit in the living room if the owner was out. The owner lamented the fact that the flat was no longer like a family , as previously all 3 occupants had got on well together. The point I am trying to make is that it is very unlikely you will find a tenant who will feel comfortable using the living room as their own , as they will feel they are intruding in your space. Only if a property is rented by everyone on an equal basis would the living room be used equally. I would suggest only having non-smokers as tenants and hope you get some rent from this guy soon. Perhaps he is creeping aroung quietly so as not to be a nuisance (or draw attention to the fact he is living there for free!) Link to comment Share on other sites More sharing options...
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