Does my home insurance cover lodgers?
Key takeaways
You need to tell your home insurance provider if you let a room to a lodger so you have valid cover
You might have to pay extra or there might be exclusions added to your policy due to the risks associated with having a lodger
Some home insurance providers might not cover you if you have a lodger, so you may need to find a new provider
Does my home insurance cover lodgers?
Your home insurance might cover having a lodger - but you’ll need to tell your insurer when you take out your policy or when your lodger is due to move in.
You might need to pay an extra premium if you have a lodger, or there might be exclusions added to your policy.
Some home insurance providers might not cover you if you have a lodger or they might have restrictions on the number of lodgers, so you may need to find a new provider.
How does having a lodger affect your home insurance?
A lodger affects your home insurance because insurers may see another person living in your home as an extra risk:
Increased risk of damage
More people living in the house means a higher likelihood of accidental damage to property.
Potential for theft
A lodger could potentially facilitate theft by allowing unauthorised access to your home or by stealing belongings themselves.
Liability concerns
If a lodger gets injured while in your home, they may file a claim against you, increasing your potential liability.
Less control over security
You may not have as much control over the security practices of a lodger compared to your own family members. They might also bring guests to your home.
When you take out home insurance, the insurer will want to know who lives at your home and their relationship to you - for example, whether you’re a family unit, have kids, or let a room to a lodger. You might need to pay an extra premium if you have a lodger, or there might be exclusions added to your policy.
Some home insurance providers might not cover you if you have a lodger, so you may need to find a new provider.
What happens if I don’t tell my insurer about a lodger?
If you do not tell your insurer you have a lodger, your policy could be invalidated or a future claim could be rejected.
Can I let out a room in my home?
Whether you can let a room in your home depends on whether you own your home, or rent:
If you own your home outright (no mortgage)
If you own your home outright (no mortgage), then you are free to rent a room to a lodger.
If you have a mortgage
If you have a mortgage, you should let your lender know you will be getting a lodger. Most lenders will have no problem with this at all – some will even take the extra income into account when assessing mortgage affordability at remortgage time.
If you're a leaseholder
Check your lease first. Some leases have clauses that prohibit subletting or require permission from the freeholder before you can go ahead.
If you’re renting from a landlord
Check your tenancy agreement to see if you can sublet a room. In most cases, you can't do it without permission from your landlord.
What’s the difference between a lodger and a tenant?
Lodgers:
Live with their landlord and share common areas like the kitchen and living room
Normally have a lodger agreement or licence, and with this type of contract, the landlord has more rights
Can usually be asked to leave with less notice than a tenant, but they must have ‘reasonable notice’
Tenants:
Have exclusive use of the property, with the landlord living elsewhere
Have an assured periodic tenancy/rolling tenant agreement
Are covered by the Renters’ Rights Act
Are subject to specific eviction notice periods
💡 Top tip: You will normally need a buy-to-let mortgage to let your property to a tenant, or ‘consent to let’ added to your existing mortgage. It’s also a good idea to have landlord insurance.
What happens when I add a lodger to my home insurance?
Be prepared for a few questions: Your insurer might ask you to vet the lodger for any criminal record or enquire about their student status or right to live in the UK
You may need to add specific cover: You may need legal insurance
Your insurer might add exclusions: Your insurer might add exclusions such as theft if there is no forced entry
Your premium might go up: Your insurer might charge you an extra premium due to the increased risks
Will I need a new home insurance policy if I get a lodger?
In some cases, your insurance provider might refuse to cover you as it may consider having a lodger too big a risk. If so, you’ll need to shop around for a new policy - you can compare home insurance providers with MoneySuperMarket.
If you rent rooms to multiple lodgers, your home might be classed as a House in Multiple Occupation (HMO). This might need a new home insurance policy and you might also need a licence from the local council.
Who else needs to know about your lodger?
To make sure you are covered, you should tell the following organisations if you take in a lodger:
Your mortgage lender or landlord
Your freeholder if your home is leasehold
The local authority (for council tax purposes)
Your water company (if you are on a single occupier tariff)
HMRC if you earn more than £7,500 in rent a year
Are my lodger’s belongings covered by my home insurance?
No, your lodger’s belongings usually won’t be covered by your home insurance. They’ll need their own contents insurance to protect their possessions.
MoneySuperMarket data shows that the average cost of contents insurance in March 2026 was £68.28
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How much does home insurance cost if I have a lodger?
The cost of home insurance with a lodger depends on your insurer, your property, the type of cover you need and whether your provider sees the lodger as an extra risk. Some insurers may charge an additional premium, while others may add exclusions or ask you to take out a different policy.
Will my home insurance cover theft, if I have a lodger?
If you suspect your lodger has stolen something from you then your home insurer might not approve your claim. That’s because there’s usually a clause in home insurance policies about ‘no sign of forced entry’.
Am I covered by home insurance if my lodger leaves my house unlocked?
No, leaving your home unlocked - whether you as the home owner or your lodger has done it - is usually a policy exclusion on home insurance.
If my lodger doesn’t pay the rent, can I claim on my home insurance?
No, your home insurance is to protect your home and possessions. Landlord insurance with rent guarantee is available from some providers but this is designed for landlords with tenants rather than lodgers.
What is the Rent a Room scheme?
The Government’s Rent a Room Scheme lets you earn up to £7,500 per year tax-free from letting out furnished accommodation in your home. If you earn more than this from your lodger’s rent, it might be taxable and you will need to complete a tax return.
You can then opt into the Rent a Room scheme and claim your tax-free allowance. You can choose not to opt into the scheme and instead record your income and expenses on the property pages of your tax return.
Comparing home insurance with MoneySuperMarket
MoneySuperMarket offers a convenient way to compare home insurance quotes and find the right policy at a competitive price.
Different insurers take differing views of letting a room to a lodger, so make sure you shop around for the right policy for your needs.
Author
Sarah Tooze
Car & Van Insurance Expert
Sarah Tooze has been a motoring journalist for more than 15 years, specialising in company cars and vans, and has won a number of awards during her career, including the Newspress ‘Automotive...
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Beth Leslie
Senior Insurance Content Editor
Beth is an experienced writer and editor who specialises in financial and economic content. She is currently the Senior Insurance Content Editor for MoneySuperMarket. Beth is passionate about making...
