Are Landlords Allowed to Charge Extra for Shared Facilities in Northern Ireland?

If you’re renting a room or sharing a house in Northern Ireland, you might wonder whether your landlord can ask for additional payments for using shared spaces, like kitchens or bathrooms. This guide breaks down how the law addresses extra charges in shared housing — especially Houses in Multiple Occupation (HMOs) — so you can be confident about your rights as a renter in Northern Ireland.

Shared Facilities and Typical Charges in Northern Ireland Rented Accommodation

In shared accommodation, ‘shared facilities’ refer to amenities such as kitchens, bathrooms, living rooms, and communal gardens that tenants jointly use. These are particularly common in HMOs — properties where three or more unrelated people share basic facilities.

• HMOs must be licensed: Landlords require an HMO licence from the local council, ensuring the property meets certain safety and quality standards.
• All-inclusive or exclusive rent: Some landlords offer an all-inclusive rent covering bills and shared amenities, while others charge separately for utilities or services.

According to Northern Ireland housing law, landlords are not permitted to charge extra fees simply for using communal areas – the cost of shared facilities should be included in your base rent, unless clearly specified otherwise in your tenancy agreement.^[1]

What the Law Says: HMOs and Additional Charges

The Renting Homes (Fitness for Human Habitation) Regulations (Northern Ireland) and the Houses in Multiple Occupation Act (Northern Ireland) 2016 set the main framework for shared accommodation. Here’s what matters for renters:

• Base rent covers the right to live in your room and use any shared areas listed in the tenancy agreement.
• If a landlord wants to charge for extra services (e.g., cleaning, internet), these must be clearly itemised in your tenancy agreement.
• Hidden fees are illegal: It is unlawful to impose undisclosed or additional charges for basic use of kitchens, bathrooms, or lounges once you start your tenancy.

If you’re unsure about a specific payment, always check your written tenancy agreement and ask your landlord to explain any charges.

When Are Extra Charges Allowed?

Legally, landlords in Northern Ireland may only charge fees that are:

• Explicitly listed in your tenancy agreement (such as optional cleaning or broadband)
• Permitted by law — for example, deposit or rent arrears

Charges for the basic use of communal facilities (like bathrooms or kitchens) are not allowed as a separate fee if you already pay rent.

If your landlord attempts to add unexpected charges, you can:

• Write to your landlord asking them to justify the fee, referencing your tenancy agreement
• Contact your local Council’s Environmental Health department or HMO Unit for support
• Use official complaints forms or dispute resolution options

Example: What Official Forms Are Available?

• Tenancy Deposit Protection Dispute Form: If your landlord deducts money from your deposit for alleged use of shared facilities, you can raise a dispute using this form via a NI-approved deposit scheme like TDS Northern Ireland.
  • When to use: If a deduction appears unfair or unlisted in your agreement.
  • View the official TDS NI dispute process
• HMO Complaint Form: If you believe your landlord is charging an illegal fee for shared facilities in a licensed HMO, file a complaint with the HMO Unit of Belfast City Council or the relevant council.
  • When to use: If your landlord asks for an unexplained extra payment in an HMO.
  • Report an HMO issue

How to Challenge an Unfair Extra Charge

If you’re faced with a request for extra payment that seems unfair or is not in your agreement, you can challenge it. The main tribunal handling these disputes in Northern Ireland is the Residential Tenancies Tribunal Northern Ireland (formerly Rent Assessment Panel).

Action Steps for Renters

• Review your tenancy agreement for any mention of shared facility charges
• Ask your landlord to provide charges in writing if anything is unclear
• Submit a complaint or use the appropriate disputes form if your landlord’s requests seem unlawful
• Contact the Residential Tenancies Tribunal for independent guidance or to lodge a dispute

It’s always best to keep a written record of all communications.

Frequently Asked Questions

1. Can my landlord ask for extra money to use the kitchen or bathroom?
   No. In Northern Ireland, it’s unlawful for a landlord to charge more money for using basic shared areas like kitchens or bathrooms, unless this is clearly included in your signed tenancy agreement.
2. What should I do if there’s an unfair charge on my rent invoice?
   First, ask your landlord or letting agent to clarify the charge in writing. If it’s not covered in your tenancy agreement, you can dispute the payment or contact your council’s HMO Unit.
3. Is it legal for landlords to charge for communal cleaning?
   Landlords can only charge for cleaning shared areas if this is clearly listed as a service with a separate cost in your agreement. Otherwise, this should be included in your basic rent.
4. Who can help if my landlord doesn’t remove an unfair fee?
   You can contact the Residential Tenancies Tribunal Northern Ireland or your local council for support, and submit a complaint or dispute using an official form.
5. What laws protect me against hidden charges?
   The main legislation is the Houses in Multiple Occupation Act (Northern Ireland) 2016, which outlines rules for HMOs and prevents unlawful charges.

Key Takeaways for Renters

• Landlords cannot legally charge extra for basic use of shared facilities in HMOs or shared housing in Northern Ireland.
• All extra charges must be explained in your tenancy agreement and permitted by law.
• Always check your agreement and seek help from the Residential Tenancies Tribunal or your council if you’re unsure about a fee.

Need Help? Resources for Renters

• Residential Tenancies Tribunal Northern Ireland: For disputes, rent issues, or complaints about landlord actions.
• HMO Unit, Belfast City Council: For HMO licensing, standards, and reporting illegal fees (serves all of Northern Ireland).
• Northern Ireland Housing Executive – Private Renters: Guidance, complaint forms, and support.
• Tenancy Deposit Scheme Northern Ireland – Dispute Service: For unfair deductions or deposit-related concerns.

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1. See the Houses in Multiple Occupation Act (Northern Ireland) 2016 and public guidance from the Northern Ireland Housing Executive.

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