How to rent out a room and find the ideal tenant

Renting out a room can be a stable source of income and, managed well, very rewarding. The process isn't complicated, but doing it properly — from pricing to tenant selection — makes the difference between a smooth experience and a constant headache.

This guide covers the whole process: how to set the price, how to write a good listing, how to choose the right tenant and how to handle the legal side without unnecessary stress.

Step 1: Set the right price

Charging too much means the room sits empty for weeks. Charging too little leaves money on the table. To find the right price:

Research the local market: Search for rooms similar to yours in your city and neighbourhood on Hommis and SpareRoom. Note size, whether bills are included, the condition of the property and location.

Consider all the factors that affect price:

• Size and condition of the room
• Shared spaces: a garden, terrace or large common areas add value
• Transport links: proximity to tube, bus or train increases value
• Whether bills (water, electricity, internet) are included
• Whether parking is available
• Overall condition of the property

A practical rule: Look at the 10 most similar listings to yours, remove the most expensive and cheapest, and price in the upper half if your property is above average, or in the middle if it's standard. This ensures demand without underselling.

Step 2: Prepare the room for rental

Before listing, make sure:

• The room is clean and free of the previous tenant's belongings
• The bed, wardrobe and basic furniture are in good condition (if furnished)
• Sockets, heating and any air conditioning work properly
• The shared bathroom and kitchen are clean and well-maintained
• The photos you'll take accurately reflect the reality

A well-presented room can justify a price 10–15% higher and halves the time it takes to find a tenant.

Step 3: Take photos that sell

Photos are the first thing a prospective tenant sees and determine whether they keep reading or move on. To take good ones:

• Natural light: Photograph during the day, open blinds and curtains fully.
• Tidy up: Remove any personal items that aren't part of the furniture.
• Wide angles: Stand in the corner to show as much of the room as possible.
• Include shared spaces: A photo of the bathroom, kitchen and living room gives important context and reduces basic questions.
• Good enough quality: You don't need a professional camera; a modern phone works well if the light is good.

Step 4: Write a clear, honest listing

A good listing doesn't oversell or hide anything. Include:

• Price and what's included: "£800/month all bills included" or "£700/month + bills (approx. £80–100/month split between X people)"
• Room description: approximate size, whether it has a window, whether it's furnished
• Property description: number of rooms, bathrooms, floor, lift
• Location and transport: neighbourhood and nearby tube/bus lines
• Who already lives there: "we're 2 professionals in our late 20s, looking for a third easy-going person"
• What you're looking for: not as a strict filter, but as helpful context

Honesty in the listing pre-filters enquiries: if you mention there's no lift and the room is on the fifth floor, only people who don't mind will contact you. That saves everyone time.

Step 5: List on the right platforms

Hommis is the most direct platform for connecting with room seekers. The match system means that when someone swipes right on your listing and you're also interested in their profile, a chat opens. This filters contacts: you only speak with people who genuinely fit what you're offering.

Hommis is free to list on and charges no commission. You can use it as your main channel or combine it with SpareRoom or Rightmove to reach more people.

Step 6: Screen tenants properly

The most common mistake is renting quickly out of desperation or because you liked someone in the first call. Take your time to:

Have a basic interview (in person or by video call): ask about their occupation, when they want to move in, how long they plan to stay, whether they have pets, their daily hours. It's not an interrogation — it's a conversation to check if there's a good fit.

Ask for basic documentation: ID, employment contract or university acceptance letter and recent payslips. You don't need to be rigid, but having something in writing protects both parties.

Check they can afford it: Someone with stable employment and a salary roughly three times the rent is lower risk. If in doubt, a guarantor or larger deposit can give extra security.

Trust your gut during the interview: Someone who arrives late without warning, doesn't answer questions directly, or makes promises that sound too good to be true rarely improves once they've moved in.

Step 7: Formalise the contract

To rent out a room legally in the UK, the minimum is a written room rental agreement signed by both parties. It should include:

• Details of both parties (landlord and tenant)
• Description of the room and property
• Monthly rent and payment date
• Which bills are included and which aren't
• Duration and renewal conditions
• Deposit: usually 1–2 months, which must be protected in a government-approved tenancy deposit scheme (DPS, MyDeposits or TDS)
• Notice period (typically 1 month)
• House rules if applicable

You can find free room rental agreement templates online. No solicitor or special formalities are required for a room let in a shared house, though it's always advisable to keep things properly documented.

Common mistakes when renting out a room

• Relying on a handshake agreement: always get it in writing, however informal
• Not taking a deposit: makes it harder to claim for damage when they leave
• Not documenting the property's condition on arrival: do a photographic inventory and keep it
• Setting a price without checking the market: leaves you overpriced or underselling
• Not discussing house rules before signing: source of most flatmate conflicts

With an organised process, renting out a room is straightforward and can be a reliable source of income for years. Download Hommis on the App Store or Google Play to list your room and connect directly with people looking.