Renting out a room can generate reliable income, reduce void periods and help London landlords make better use of their properties. However, a successful room let requires more than uploading photographs and choosing a monthly price.
Before advertising, you need to understand how the property will be occupied, whether licensing applies, what safety work is required and what information must be given to the tenant. You also need a reliable process for enquiries, referencing, deposits, move-in and ongoing management.
This practical checklist explains the main stages involved in renting out a room in London in 2026.
Important: This article provides general information for landlords in England and is not legal advice. The rules can differ depending on whether you live at the property, the tenant’s legal status, the number of occupants and the licensing scheme operated by your London borough. Obtain professional advice where necessary.
1. Decide what type of room arrangement you are offering
Start by establishing how the property will be occupied. Are you:
- Letting a spare room in your own home?
- Letting bedrooms separately in a shared house or flat?
- Letting the entire property to a group under one agreement?
- Creating or expanding a House in Multiple Occupation (HMO)?
This distinction matters. A person who shares living accommodation with a resident landlord may be an excluded occupier or lodger rather than an assured tenant. A room let in a non-resident landlord’s shared property may create an assured tenancy if the relevant conditions are met.
Do not simply download the first tenancy template you find online. Confirm the correct legal arrangement before taking a deposit or agreeing occupation.
2. Check whether the property is an HMO
A property will commonly be an HMO where at least three people from more than one household share facilities such as a kitchen, bathroom or toilet. A household can be a single person, a couple or certain family members living together.
Under national mandatory licensing, an HMO generally requires a licence when it is occupied by five or more people forming more than one household and some or all facilities are shared.
London landlords must also check local rules. Councils can operate additional licensing for smaller HMOs and selective licensing for other privately rented properties in specified areas. This means a property with three or four unrelated occupants may still require a licence in some boroughs.
Check the property’s exact address with the relevant council before advertising or changing the number of occupants. The government’s HMO guidance and the Mayor of London’s property licence checker are useful starting points.
Also confirm that the proposed use complies with planning requirements. In some areas, changing from a single household to an HMO may require planning permission even when the property does not require mandatory HMO licensing.
3. Make sure the property is safe and suitable
Landlords are responsible for meeting safety and repair obligations. The exact requirements depend on the property, occupation and licensing conditions, but your checks may include:
- A valid annual gas-safety check where gas is installed
- Electrical installation inspection and testing at the required intervals
- Working smoke alarms and carbon-monoxide alarms where required
- Fire-safe furniture and furnishings supplied by the landlord
- Suitable fire doors, escape routes and alarm systems for an HMO
- Adequate heating, ventilation, sanitation and cooking facilities
- Repair of the structure, exterior and key installations
- A valid Energy Performance Certificate unless an exemption applies
HMOs can be subject to additional fire-safety, amenity and bedroom-size standards. Licence conditions may also limit the permitted number of occupants.
Do not wait until a tenant reports a problem. Complete the required inspections, retain certificates and address defects before the room is marketed. See the government’s current landlord responsibilities and rental safety guidance.
4. Understand the tenancy changes introduced in 2026
From 1 May 2026, most assured tenancies in England became assured periodic tenancies. These are rolling tenancies without a fixed end date. Existing assured shorthold tenancies also generally converted automatically on that date.
For new assured tenancies, landlords must provide specified information about the agreement in writing before the tenancy is signed or otherwise agreed. This includes key matters such as:
- The landlord’s name and address
- The property and tenancy start date
- The rent, payment frequency and due date
- The amount of any deposit
- Repair responsibilities
- Bills payable by the tenant
- How the tenancy can be ended
The information can be incorporated into a suitable written tenancy agreement. Failure to provide the required information can lead to enforcement action, so use an up-to-date agreement and process. Read the government’s guide to assured periodic tenancies for landlords and its page on required written information.
These rules do not apply identically to every room arrangement. Resident-landlord and licence arrangements need separate consideration.
5. Calculate a realistic room rent
Research comparable rooms in the same area rather than relying on London-wide averages. Compare properties with similar:
- Distance from transport
- Room size and furnishings
- Number of occupants
- Bathroom availability
- Shared living space
- Property condition
- Included bills and services
- Outdoor space and parking
Work backwards from the rent to test whether the property remains viable after mortgage costs, utilities, Council Tax where payable by the landlord, insurance, licensing, maintenance, cleaning, compliance and void periods.
Avoid setting an unrealistically high price and repeatedly reducing it. A properly priced room is more likely to attract suitable applicants quickly and reduce lost income between tenancies.
6. Decide which bills and services are included
Many London room listings include household bills, but the wording must be clear. State whether the rent includes:
- Gas and electricity
- Water
- Council Tax
- Broadband
- TV licence
- Cleaning of communal areas
- Gardening or other shared services
If you apply a fair-usage allowance, explain the amount, method and consequences of exceeding it in the written terms. Any arrangement must comply with the law, including rules on the resale of gas and electricity.
Clarity at the advertising stage reduces disputes later. Avoid using “all bills included” if exclusions, variable charges or significant restrictions apply.
7. Prepare the room and shared areas
Tenants judge the complete home, not only the bedroom. Before photography and viewings:
- Complete repairs and remove signs of damp or mould
- Deep-clean the bedroom, kitchen and bathrooms
- Provide suitable storage
- Check the bed and mattress are clean and supportive
- Remove broken or unnecessary furniture
- Test locks, windows, heating and lighting
- Make shared spaces easy to maintain
- Ensure escape routes remain clear
Use durable, practical furnishings rather than over-staging the room. A desk can be valuable for professional tenants, but only if there is enough space to use it comfortably.
Take a detailed inventory with photographs after the room is ready and before the tenant moves in.
8. Create an accurate room listing
A strong listing should help applicants decide whether the room suits them before they enquire. Include:
- The correct monthly rent
- Deposit and permitted upfront costs
- What bills are included
- Room and bed type
- Shared facilities
- Number of current or expected occupants
- Approximate location and transport connections
- Furnishings and storage
- Availability date
- Accessibility information where relevant
- Any lawful and genuinely necessary property conditions
Use recent photographs that accurately represent the room. Show the bedroom from more than one angle and include the kitchen, bathroom, living area and exterior where appropriate.
From 1 May 2026, landlords and agents must not encourage rental bidding or accept rent above the advertised amount. Display a clear rent and follow the current government guidance on rental bidding.
9. Respond to enquiries consistently
Create a short set of initial questions so applicants receive a fair and efficient service. You might ask about:
- Proposed move-in date
- Number of occupants
- Employment or income
- Length of intended stay
- Right to Rent status
- Relevant property requirements
Apply the same criteria consistently. Do not discriminate unlawfully, and be careful about blanket wording that excludes groups of applicants.
Arrange viewings safely, confirm appointments and give applicants the opportunity to see both the room and shared spaces. Be honest about ongoing works, expected house composition and any known limitations.
10. Complete Right to Rent and affordability checks
Before allowing an adult to occupy the room as their only or main home, complete the required Right to Rent check. The process can involve original documents, a Home Office share code or an approved digital identity process, depending on the applicant.
Follow the current Right to Rent guidance and keep the required records securely. Apply checks to all adult applicants consistently rather than making assumptions based on nationality, name or appearance.
Referencing can also include proof of income, employment verification, landlord references and credit information. Set realistic affordability criteria and explain them early. If a guarantor is required, check the guarantor and document their obligations correctly.
Handle all personal information lawfully, securely and only for as long as necessary.
11. Follow the rules on deposits and rent in advance
A holding deposit can generally be no more than one week’s rent. A tenancy deposit is normally capped at:
- Five weeks’ rent where annual rent is below £50,000
- Six weeks’ rent where annual rent is £50,000 or more
Where tenancy-deposit protection applies, protect the deposit in a government-backed scheme and provide the prescribed information within 30 days of receiving it.
Under the rules applying from 1 May 2026, landlords and agents must not ask for, encourage or accept rent before both parties have signed the tenancy agreement. During the period after signing and before move-in, a monthly-paying tenant can usually be asked for no more than one month’s rent in advance.
Use the current government guidance on rent in advance and deposits and deposit-protection schemes.
12. Prepare a professional move-in process
Before handing over keys:
- Sign the correct, current agreement
- Provide all required written tenancy information
- Give the tenant the relevant safety and energy documents
- Record all permitted payments and issue receipts
- Protect the deposit where required
- Complete and share the inventory
- Record meter readings where relevant
- Explain refuse collection, communal cleaning and house rules
- Provide repair and emergency contact details
- Confirm how keys must be returned
Allow the tenant time to check the inventory and report discrepancies. Store copies of all documents and communications securely.
13. Manage the tenancy—not just the move-in
Good management helps protect the property and retain responsible tenants. Establish systems for:
- Rent collection and arrears follow-up
- Repair reporting and response times
- Safety-certificate renewals
- Property inspections with appropriate notice
- Licence renewals and changing council requirements
- Cleaning and maintenance of shared areas
- Neighbour or housemate complaints
- Tenant notices and room re-letting
Keep communication professional and document important decisions. Respect the tenant’s right to live in the property without unnecessary interference.
If you use a letting or managing agent, confirm exactly which tasks they will perform. The landlord can remain legally responsible even when work has been delegated.
London landlord room-letting checklist
Before publishing your advertisement, confirm that you have:
- Identified the correct tenancy or licence arrangement
- Checked HMO, additional and selective licensing
- Considered any planning requirements
- Completed safety inspections and repairs
- Confirmed the permitted number of occupants
- Calculated a sustainable rent
- Defined which bills and services are included
- Prepared the room and shared areas
- Taken accurate, recent photographs
- Written a clear advert with a fixed asking rent
- Prepared a consistent enquiry and referencing process
- Arranged Right to Rent checks
- Selected the correct up-to-date agreement
- Prepared the required written information
- Set up deposit protection and move-in procedures
- Created a plan for repairs and ongoing management
Let Proper Rooms help you find the right tenant
Renting out a room successfully depends on compliance, presentation, pricing and tenant selection. Getting those elements right can reduce void periods, prevent misunderstandings and create a more stable house share.
Proper Rooms gives London landlords the flexibility to advertise a room directly or choose professional support with marketing, tenant enquiries, referencing and property management.
Ready to let your room? List it with Proper Rooms or explore our professional landlord services.
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