Can Landlords Charge Extra for Shared Facilities in England?

If you're renting a room in a shared house, flat, or as a lodger in England, you might be wondering if your landlord can ask you to pay extra for using common facilities like shared kitchens, bathrooms, or lounges. Understanding your rights when it comes to shared areas can help you avoid unfair charges and confidently manage your rental agreement.

What Are Shared Facilities in Rented Housing?

Shared facilities, also known as communal facilities, are areas in a rented property that you and other tenants or lodgers can use together. These often include:

• Shared kitchens
• Bathrooms or toilets
• Lounge or living rooms
• Laundry rooms
• Outdoor spaces such as gardens

Shared housing can take several forms, including Houses in Multiple Occupation (HMOs), flatshares, or living as a lodger in a landlord's home.

Can Landlords Charge Extra for Shared Facilities?

In England, the law does not normally let landlords charge a separate or additional fee for shared facilities if these are included as part of your main rent. If you're renting a room and your tenancy agreement or licence says you have access to certain communal areas, these should be available to you as part of your rent.

Examples of what you should not be charged extra for if covered by your tenancy or licence:

• Access to and use of the shared kitchen, bathroom, or lounge
• Basic cleaning services for communal areas (if stated in your agreement)
• General maintenance or repairs for shared spaces

However, your landlord can charge for certain additional services, such as:

• Laundry facilities that require coin-operated machines
• Optional services like parking or extra storage, if not part of the original agreement
• Utilities (gas, electricity, water) if these are not included in your rent.

The official HMO guidance makes clear that tenants should have regular access to all basic shared facilities as part of their agreement¹.

What Does the Law Say About Extra Charges?

The tenant fees that landlords are allowed to charge are strictly controlled by the Tenant Fees Act 2019². This law bans most extra charges (sometimes called "hidden fees") for renters in England, unless they are specifically permitted. Permitted payments typically include:

• Rent
• Tenancy deposit and holding deposit (with limits)
• Contractual utilities or council tax if agreed
• Default fees for late payment of rent or lost keys

If you think your landlord has charged an unlawful fee, you can challenge it and get advice.

Relevant Official Forms and How to Use Them

• Form N244 (Application Notice) – Use this form to ask the court to make a decision or order, for example, if you seek a refund of an unlawful fee and other attempts have failed. For example, if your landlord refuses to return a prohibited fee after you have challenged it, you can use this form to apply to the county court. (Find Form N244)
• Complaint to Trading Standards – There is no set form, but you can report a landlord who breaches the Tenant Fees Act by contacting your local council’s housing department. Use the Find your local council tool to start the process.

In most situations, renters find it quickest to complain to their council or speak directly to the landlord before formal processes.

What Should You Do if Charged Unfairly?

If you believe you've been charged illegally for shared facilities, take these steps:

• Ask your landlord (in writing) to explain or remove the charge
• Contact your local council's housing or Trading Standards team for advice
• Seek support from a tenant advocacy service such as Shelter England
• If the landlord refuses to return the fee, consider applying to the county court using Form N244

Which Tribunal Handles Disputes in England?

The First-tier Tribunal (Property Chamber) - Residential Property handles disputes about rents, tenancy terms, and unlawful charges³. You can use the tribunal if you have a disagreement you can't resolve with your landlord.

Key Legislation for Shared Housing and HMOs

• Landlord and Tenant Act 1985 (ensures standards in tenancy agreements)
• Tenant Fees Act 2019 (controls charges landlords can require)
• The Licensing and Management of Houses in Multiple Occupation (Houses in Multiple Occupation) Regulations 2006

Always check the latest government guidance if you're unsure, as rules may change.

Frequently Asked Questions

1. Can my landlord add charges for using the communal kitchen or bathroom after I’ve moved in?
   In most cases, landlords cannot introduce new charges part-way through a tenancy for shared areas if they are included in your agreement. Any change should be discussed and agreed in writing.
2. What can I do if my landlord makes me pay for cleaning the shared hallway?
   If your agreement includes cleaning communal areas as part of the rent, extra cleaning charges are not usually allowed. If not, the landlord can only charge with your written agreement. Raise concerns in writing and seek help from your local council if needed.
3. Is it legal for landlords to make tenants pay separately for using the washing machine in a shared house?
   If the washing machine is coin-operated or set up to require additional payments and this is clear in your contract, then this is permitted. If not stated, challenge the charge.
4. Who can help me if I'm unsure about what my rent covers?
   Your local council, Shelter, or your local Citizens Advice can explain your rights and help you understand your agreement.
5. Where can I report an unlawful charge?
   You can contact your local council’s Trading Standards or Shelter England for support. Official complaints can be made via the council website.

Conclusion: Your Key Takeaways

• Landlords in England cannot usually charge extra for shared facilities specified in your tenancy or licence agreement
• The Tenant Fees Act 2019 bans most additional fees for renters
• If you are unfairly charged, you can seek help from your local council, Shelter, or the Property Tribunal

Understanding your agreement and the law helps prevent unfair charges and protect your rights while renting in shared accommodation.

Need Help? Resources for Renters

• HMO Tenant Rights and Responsibilities (UK Government)
• Shelter England – Free expert housing advice and helpline
• First-tier Tribunal (Property Chamber) - Residential Property
• Citizens Advice - Housing
• Find your local council

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1. HMO Tenant Rights and Responsibilities – Gov.uk
2. Tenant Fees Act 2019
3. First-tier Tribunal (Property Chamber) - Residential Property

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