| Check | Action |
|---|---|
| Mortgage | Tell lender – some allow, some have conditions |
| Tenancy | If you rent – lease usually needs to allow lodgers |
| Tax | Rent a Room scheme – threshold on GOV.UK |
| Insurance | Tell insurer you have a lodger |
Source: GOV.UK
Key links
- Rent a Room scheme (tax)
- GOV.UK – Rent a Room
- HMO rules
- HMO rules in Swindon
Mortgage and lease
If you have a mortgage, your lender may require you to tell them you're taking in a lodger; some allow it, others have conditions. If you're a tenant, your tenancy agreement usually needs to allow subletting or taking in a lodger – check before you do it.
Tax – Rent a Room scheme
Under the Rent a Room scheme you can earn up to a set amount per year (check GOV.UK for the current threshold) tax-free from letting furnished accommodation in your main home. Above that, you may need to declare income and pay tax. You can opt in or out of the scheme; see GOV.UK – Rent a Room.
When it becomes an HMO
If you let to three or more people who are not all from one "household" (e.g. three unrelated lodgers), your property may be a House in Multiple Occupation (HMO) and HMO rules in Swindon may apply – including licensing in some cases. One or two lodgers while you live there usually does not make it an HMO.
Insurance and safety
Tell your home insurer you have a lodger; some policies require it. You should still meet basic safety (e.g. gas safety if there's gas). For full landlord obligations if you let the whole property, see landlord insurance in Swindon and GOV.UK landlord guidance.
Information correct as of February 2026. Tax and HMO rules can change. Check GOV.UK and swindon.gov.uk.