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What is the Rent a Room Scheme in the UK?

Updated: Jun 1

The Rent a Room Scheme is a tax incentive program in the United Kingdom that allows homeowners and tenants to earn tax-free income by renting out furnished rooms in their homes. This scheme is particularly beneficial for those looking to make some extra money without the hassle of dealing with complex tax obligations. In this article, we'll delve into the ins and outs of the Rent a Room Scheme, covering its eligibility criteria, tax implications, benefits, and more.

What is the Rent a Room Scheme in the UK

Eligibility Criteria for Rent a Room Scheme in the UK

To qualify for the Rent a Room Scheme, you must offer fully furnished accommodation in your main home. It's not just for homeowners; even if you're a tenant, you can take advantage of this scheme. However, you'll need your landlord's permission to sub-let. Similarly, if you own your home but have a mortgage, you'll need permission from your mortgage provider. Additionally, you must get approval from your home insurance provider to ensure you're covered for any potential risks.

Tax-Free Earnings

One of the most attractive features of this scheme is the tax-free income. As of 2023, you can earn up to £7,500 per year tax-free from a lodger. If you share the income with someone else, like a spouse or a partner, each person can claim up to £3,750 tax-free. This income limit includes not just the rent but also any additional charges you may levy for services like cleaning, meals, or laundry.

Opting In and Opting Out

If your lodger pays you less than £7,500 annually, you're automatically exempt from tax for this income. You don't have to do anything except keep a record of the income. However, you can opt out of the scheme if you prefer to have this rental income taxed under normal rules. This might be beneficial if you've incurred expenses or made a loss while letting out the room, which you'd like to offset against other rental income.

What If You Exceed the Limit?

If your income from renting a room exceeds £7,500, you'll need to complete a tax return. You have two options for how this income will be taxed:

  • Pay tax on your actual profit after deducting expenses.

  • Take £7,500 tax-free and pay income tax on any excess rent.

Rent a Room vs. Traditional Renting

The Rent a Room Scheme is generally more beneficial if your expenses are less than £7,500. If you opt for this scheme, you won't be able to deduct any expenses from your rental income. On the other hand, if you choose traditional renting, you can claim relevant expenses, but you'll miss out on the £7,500 tax-free allowance.

Rent a Room and Airbnb

Interestingly, the Rent a Room Scheme also covers short-term rentals, making it applicable for those who run a bed and breakfast or use platforms like Airbnb. However, you can't claim both the Rent a Room allowance and the tax-free 'property allowance' of up to £1,000 each tax year for Airbnb rentals.

Pros and Cons of the Rent a Room Scheme


  • Tax-Free Income: The most obvious benefit is the tax-free allowance of up to £7,500 per year, which can significantly boost your income without affecting your tax bracket.

  • Simplicity: The scheme is straightforward to understand and implement. If your earnings are below the threshold, you're automatically enrolled, making it hassle-free.

  • Flexibility: The scheme is not limited to long-term rentals. You can also use it for short-term rentals like Airbnb, giving you the flexibility to choose how you want to earn.

  • No Ownership Requirement: You don't need to own the property to qualify, making it accessible for tenants as well.


  • Limited Expense Deductions: If you opt for the Rent a Room Scheme, you can't deduct any expenses related to the rental, which could be a drawback if you have high maintenance costs.

  • Permission Requirements: You'll need permissions from your landlord, mortgage provider, and home insurance company, which can sometimes be a cumbersome process.

  • Income Sharing: If you're sharing the income with someone else, the tax-free limit is halved, reducing the overall benefit.

How to Apply for the Rent a Room Scheme

Applying for the Rent a Room Scheme is relatively straightforward. If your lodger's payments are below the £7,500 threshold, you're automatically enrolled. However, if you wish to opt out or your income exceeds the limit, you'll need to complete a tax return. You can do this by writing to HMRC or through the property section of your tax return. Remember, you'll need to opt out of the scheme each time you submit a tax return if you choose to do so.

Record-Keeping and Documentation

It's crucial to maintain accurate records of the income you earn through the Rent a Room Scheme. This includes not just the rent but also any additional charges for services like cleaning or meals. Proper record-keeping will help you during tax time and can also serve as evidence in case of any disputes or audits.

Real-World Examples

Let's consider a real-world example to illustrate the benefits of the Rent a Room Scheme. Bill charges his lodger, Ben, £700 a month, totaling £8,400 a year. Since this amount exceeds the £7,500 allowance, Bill has two options:

  • Stay in the Rent a Room Scheme and pay tax only on the excess £900, resulting in a tax of £180 if his top rate is 20%.

  • Opt out and treat it as ordinary rental income. If his expenses are £2,500, his profit would be £5,900, leading to a tax bill of £1,180.

Some Frequently Asked Questions

Q1: Can I rent out more than one room under the Rent a Room Scheme? A: Yes, you can rent out multiple rooms, but the total tax-free income must not exceed the £7,500 threshold per year.

Q2: Do I need to inform my local council about participating in the scheme? A: It's advisable to inform your local council, especially if you're receiving benefits like Council Tax Reduction, as your eligibility for such benefits may be affected.

Q3: Can I rent out my room for short periods, like for vacations or holidays? A: Yes, the scheme covers both long-term and short-term rentals, including vacation rentals.

Q4: Is it mandatory to have a written agreement with my lodger? A: While not legally required, having a written agreement is strongly recommended to clarify terms and avoid future disputes.

Q5: How does the scheme affect my Capital Gains Tax if I sell my home? A: Renting out a room in your main residence generally doesn't affect your Capital Gains Tax exemption, but it's best to consult a tax advisor for your specific situation.

Q6: Can I provide additional services like laundry and meals? A: Yes, you can provide additional services, but the income from these services will count towards the £7,500 tax-free limit.

Q7: What happens if I stop renting the room in the middle of the tax year? A: If you stop renting and your income has not exceeded the £7,500 limit, you won't have to pay tax on that income. However, if you've exceeded the limit, you'll need to file a tax return.

Q8: Can I participate in the Rent a Room Scheme if I'm not a UK citizen? A: Yes, non-UK citizens can participate, but they must be legal residents and the property must be their primary residence in the UK.

Q9: Do I need to renew my participation in the Rent a Room Scheme each year? A: No, once you're in the scheme, you remain in it until you opt out. However, you must keep accurate records and possibly file a tax return if your income exceeds the threshold.

Q10: Can I use the Rent a Room Scheme for a property outside the UK? A: No, the Rent a Room Scheme is only applicable for properties located in the United Kingdom.

Q11: Can I use the Rent a Room Scheme for business purposes?

A: No, the scheme is designed for renting out residential spaces only. You're not allowed to let out space as offices or for other business purposes.

Q12: What happens if I don't get permission from my landlord or mortgage provider?

A: Failing to get the necessary permissions could lead to legal complications, including potential eviction or violation of your mortgage terms.

Tips for Maximizing Benefits

Consult a Tax Advisor

While the Rent a Room Scheme is relatively straightforward, consulting a tax advisor can help you understand the nuances and make the most of your tax-free allowance.

Review Your Home Insurance

Before you start renting, review your home insurance policy to ensure it covers any potential damages or liabilities arising from having a lodger.

Be Transparent with Your Lodger

Clear communication with your lodger about the terms and conditions, including any additional charges for services, can help avoid misunderstandings later.

Keep an Eye on the Threshold

Monitor your earnings closely to ensure you don't inadvertently exceed the £7,500 limit, as this would require you to file a tax return and potentially pay taxes on the excess income.

Additional Eligibility Criteria

While we've discussed the basic eligibility criteria, there are some additional points to consider. For instance, the scheme is not applicable if the accommodation is not part of your main home, such as a separate flat or a holiday home. Also, the scheme doesn't apply if you're running a guest house or a bed-and-breakfast establishment as a business.

Legal Obligations and Tenant Rights

When you rent out a room under this scheme, it's crucial to understand your legal obligations as a landlord. You must provide a safe and habitable environment for your lodger. This includes ensuring that all gas and electrical equipment is safely installed and maintained. Your lodger also has certain rights, such as the right to live in a home free from harassment and illegal eviction.

Impact on Benefits and Credits

If you're receiving benefits or tax credits, renting out a room could affect your eligibility or the amount you receive. For example, the income you earn from renting may be considered when calculating your entitlement to means-tested benefits like Universal Credit.

Renting to Students

Renting to students can be a lucrative option, especially if you live near a university. However, it's essential to be aware of the academic calendar and the likelihood of the room being vacant during holidays. Some universities also have specific requirements or recommendations for off-campus housing, so it's a good idea to check these before advertising your room.

Renting to Professionals

Renting to working professionals can offer stability, especially if they're looking for long-term accommodation. However, professionals may have specific requirements, such as a quiet environment for remote work or proximity to public transport. Make sure your property meets these needs to attract this demographic.

Security Deposits and Contracts

While not legally required, it's advisable to take a security deposit from your lodger to cover potential damages. You should also have a written agreement outlining the terms and conditions of the rental, even if it's a casual arrangement with someone you know. This can help resolve any disputes that may arise later.

Updates and Changes in 2023

As of 2023, there have been no significant changes to the Rent a Room Scheme's tax-free allowance or basic rules. However, it's always a good idea to keep an eye on the HMRC website or consult a tax advisor for the most current information, as tax laws can change.

Final Thoughts

The Rent a Room Scheme is a beneficial program for both homeowners and tenants, offering a win-win situation for both parties. It provides an excellent opportunity for homeowners to make the most out of their unused spaces while offering affordable housing options for lodgers. However, like any financial endeavor, it comes with its own set of responsibilities and obligations. By staying informed and following the rules, you can make the most of this opportunity to earn extra income in a tax-efficient manner.

The Rent a Room Scheme in the UK offers a fantastic opportunity for homeowners and tenants alike to earn extra income without the burden of additional taxes. Whether you're looking to make the most of an empty room in your home or considering short-term rentals through platforms like Airbnb, this scheme provides a tax-efficient way to do so. However, it's essential to understand the rules, keep accurate records, and get the necessary permissions to ensure you're fully compliant. By doing so, you can enjoy the financial benefits while also providing affordable housing options in your community.

The 2024 Updates to the Rent a Room Scheme

In 2024, the UK's Rent a Room Scheme remains a significant incentive for homeowners or tenants who rent out furnished accommodation in their residence. The scheme permits these individuals to earn up to a threshold of £7,500 per year tax-free, which remains unchanged from the previous year. This exemption is halved if the income is shared with a partner or another person.

Key Updates and Operational Insights

Tax-Free Income Threshold:

The tax-free income threshold under the Rent a Room Scheme remains at £7,500 for the 2024 tax year. This threshold applies to the total gross receipts from the rental, which includes the rental income and any additional amounts received for services like meals, laundry, and cleaning.

Method of Tax Calculation:

  • If gross receipts from renting are not more than £7,500 (or £3,750 when split), the income is automatically exempt from tax.

  • If receipts exceed this threshold, taxpayers have two options:

  • Method A: Pay tax on the actual profit, which is total receipts minus allowable expenses.

  • Method B: Opt to pay tax only on the amount that exceeds the threshold, without deducting any expenses.

Choice Between Methods:

  • Taxpayers can choose annually which method to use for tax calculation. This choice must be communicated to HM Revenue and Customs (HMRC) within the specified time limit.

  • Method B may be advantageous for those whose expenses are minimal, as it simplifies the tax calculation by ignoring expenses and focusing solely on the excess income.

Eligibility for the Scheme:

  • The scheme is available to resident landlords, regardless of whether they own or rent their home, and includes those operating bed and breakfasts or guesthouses as long as the property is their main residence.

  • It is not applicable if the accommodation is unfurnished, used as an office or if the landlord lives abroad.

Administrative Aspects:

  • Homeowners must declare their choice between the two tax calculation methods by the deadline following the tax year end.

  • Changing between methods is permitted yearly based on which is more beneficial financially.

Practical Example for Clarity

Suppose a homeowner, John Doe, rents out a furnished room in his home for £200 per week, totaling £10,400 annually. John incurs £2,000 in allowable expenses related to the rental.

  • Using Method A, John would pay tax on £8,400 (£10,400 - £2,000).

  • With Method B, John would pay tax on £2,900 (£10,400 - £7,500), ignoring the £2,000 expenses.

Depending on his specific circumstances, John can choose the method that minimizes his tax liability.

The Rent a Room Scheme in 2024 continues to offer a lucrative tax relief for individuals renting out part of their homes. It supports flexible living arrangements and helps landlords, particularly those with smaller rental operations, by simplifying the tax process. For those considering this scheme, it's crucial to evaluate personal circumstances each tax year to decide the most beneficial tax reporting method.

How Professional Help from a Personal Tax Accountant Can Help You with Rent a Room

How Professional Help from a Personal Tax Accountant Can Help You with Rent a Room

Expertise in Tax Laws

Tax laws are complex and ever-changing. While the Rent a Room Scheme may seem straightforward, there are nuances that you might not be aware of. A personal tax accountant has the expertise to navigate these complexities, ensuring that you're not only compliant but also making the most of your tax-free allowance. They can keep you updated on any changes in tax laws, including annual adjustments to the tax-free threshold, which can affect your earnings.

Maximizing Your Tax Benefits

One of the key advantages of hiring a tax accountant is their ability to help you maximize your tax benefits. For example, if your rental income exceeds the £7,500 limit, an accountant can guide you on whether to opt for the Rent a Room Scheme or to declare it as traditional rental income. They can help you weigh the pros and cons, taking into account your specific financial situation, to determine the most tax-efficient approach.

Accurate Record-Keeping

Maintaining accurate records is crucial when you're renting out a room, especially if you're also incurring expenses related to the rental. A tax accountant can help you set up an effective record-keeping system that makes it easier to track your income and expenses. This is invaluable when it comes to filing your tax return, as it ensures that you have all the necessary documentation in place.

Customized Financial Planning

A personal tax accountant can offer customized financial planning tailored to your needs. For instance, if you're considering expanding and renting out more rooms or even another property, an accountant can provide a detailed financial analysis. This can include projections of potential income, tax implications, and advice on how to structure the rentals for maximum tax efficiency.

Navigating Legal Obligations

Renting out a room in your home isn't just about extra income; it also comes with legal responsibilities. From tenant rights to safety regulations, a tax accountant can guide you through your legal obligations as a landlord. They can also help you understand how the Rent a Room Scheme interacts with other tax credits or benefits you may be receiving, ensuring that you don't inadvertently disqualify yourself from other financial aids.

Time-Saving and Stress Reduction

Dealing with taxes can be time-consuming and stressful, especially if you're not familiar with the intricacies of the tax system. A personal tax accountant takes this burden off your shoulders. They can handle everything from basic record-keeping to complex tax calculations, allowing you to focus on other aspects of your life. Knowing that a professional is handling your taxes can also provide peace of mind, reducing stress during tax season.

Long-Term Financial Health

While the immediate benefit of hiring a tax accountant may be to help you with the Rent a Room Scheme, the long-term advantages are even more significant. An accountant can become a valuable part of your financial planning team, offering insights and advice that go beyond taxes. Whether it's planning for retirement, investing, or managing debts, a tax accountant can contribute to your long-term financial health.

Thus, hiring a personal tax accountant can offer numerous benefits when you're participating in the Rent a Room Scheme in the UK. From ensuring compliance and maximizing tax benefits to providing long-term financial planning, the expertise of a tax accountant can be invaluable. So, if you're looking to make the most of this tax-efficient way to earn extra income, professional help can make all the difference.

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