Renting a spare room: the Rent a Room Scheme and what hosts should check
Under the government's Rent a Room Scheme you can earn up to £7,500 a year tax-free from letting a furnished room in your own home. If you share the income with someone else, the limit is £3,750 each. This is general information, not tax or legal advice.
The Rent a Room Scheme
The scheme lets you earn up to £7,500 a year tax-free from renting out a room in your home. If you share that income with someone else, the figure is £3,750 each. You qualify as a resident landlord if you let part of a property that is your only or main home. Check the current rules and how to claim on GOV.UK, because tax limits can change.
Checking your lodger can rent in England
GOV.UK says you must check that a tenant or lodger can legally rent your residential property in England. The check applies to adults aged 18 and over, even if they are not named in an agreement or there is no written agreement. For someone with a limited right to stay, the check has to be done in the 28 days before the letting starts. GOV.UK also says the rules on private renting were due to change on 1 May 2026, so read the current guidance before you let.
Other things to think about
- You are responsible for keeping the property safe and in good repair.
- Ask for references and follow them up before signing anything.
- Put the price, what is included, the notice period and house rules in writing.
- Tell your mortgage lender or landlord, and check your home insurance, before letting a room.
Listing a room on Digshare
On Digshare you set one all-in weekly price and deal directly with workers. We do not hold rent or deposits and we are not a party to your agreement. Hosts are responsible for having the right to let the room and any permissions that apply. A host plan is £50 a month after the first 7 days free. Join the launch list.
This guide is general information only. Speak to HMRC, your local authority or a qualified adviser about your own situation.
Frequently asked questions
How much can I earn tax-free from renting a room?
Under the Rent a Room Scheme you can earn up to £7,500 a year tax-free, or £3,750 each if the income is shared. Check GOV.UK for the current figure and conditions.
Do I need to check a lodger's right to rent?
GOV.UK says landlords in England must check that a tenant or lodger can legally rent the property, for adults aged 18 and over. Read the current GOV.UK guidance before letting.
Can I list a spare room on Digshare?
Yes, after your first 7 days free you need a host plan at £50 a month. You set one all-in weekly price and deal directly with workers.