1) Grad students are best. They are quiet and busy studying. They aren’t big partiers.

2) Males are far better than females as renters. Females whine and complain…about everything (except the female students from Beijing, China…they were always great). Males are simple and just want a place to live. Females can’t seem to get it through their head that they are renting a room and they cannot change the home to what they want. They are particularly obnoxious about bathrooms. They want their own and, if they have to share, constantly have issues about it (I am a female, by the way and don’t need a private bathroom).

3) No overnight guests without permission (and then only visitors like out-of-town family and friends). This gets rid of the strangers-from-bar problem and the boyfriend/girlfriend who becomes an extra renter but doesn’t pay. It also weeds out problem people from the start.

4) Make sure they understand they rent a room in YOUR house; they are not roommates with equal rights.

5) Don’t be a whiny landlord/landlady. Don’t make them feel they have to tiptoe around the house. If you aren’t into communal living, don’t do it. Mostly I tell them to wash their dishes and don’t mess with the thermostat without consulting with me). They are to feel free to cook or wash clothes, come and go, or hang out in the living room at any time of day or night, but just keep the noise down because someone might be sleeping (my son sleeps until three in the afternoon because his work). However, just because one does sleep when others are moving around doesn’t give us the right to whine about normal noise; we shouldn’t have renters then. I have to put toilet seats down and wash someone’s dish now and then, but that isn’t a big deal. I don’t nag them about it; it isn’t worth being mom to them. I don’t b**** at them and they don’t b**** at me. Good way to live (hence, why I prefer guys to gals).

6) I have a month-to-month lease with one month’s deposit, paid on the 1st, thirty day notice on the first.

7) Kick out bad attitudes; it isn’t nice to live in a house with a surly or moody person. When someone chooses to rent a room in a house, they should not be unfriendly or rude to others living there. Also, remind people moving in, that when they need to give notice, it is not necessary to become pissed off about everything in order to feel okay about leaving! Honestly, I have seen this happen quite often. Suddenly, the renter gets all bugged about everything, like they need an excuse to leave (again more female thing than male). It has helped for me to say, don’t do that! Just say with a smile you are moving out and we will be perfectly nice about it. Giving them permission to move, seems to alleviate some weird guilt thing they have that makes them need to hate the place in order to go.

Screw the renter if they don’t want to abide by rules. Let them go rent somewhere else.

I’ll be damned if someone is going to come into my home, make a mess and not clean up. I’m not the renter’s maid. I knock on their doors or start cussing loudly if I see a mess my mate or I did not make and it’s just sitting around.

Hell to the “no” you are not going to mess up my property.

Also I learned this the hard way. Don’t allow renters to “decorate” your home with their things. It’s like saying “This is your home too” and it’s NOT THEIR HOME, it’s a temporary living situation.

And I totally agree with fat men must wear shirts. I’m so f*cking tired of seeing MOOBS.

Tell them they are NOT allowed to wash pet items (dog blankets) in your washing machines. If you let them you’ll be pulling dog hair from your clothing forever.

If they destroy anything in your home, ANYTHING (even a piece of paper you posted with instructions on it) you tell them “NO!!!” If they will destroy something, they are showing they do not respect you at all. Get rid of the renter swiftly.

I would love to have copies of your rental agreement and application forms. Sounds like you don’t suggest criminal or credit checks…is that right?

Thanks, Becky S

A rental agreement is a good instrument to have to document what’s going on, but dictating a person’s life while they live in your spare room is not very pleasant for the renter.

I ask a high price for my rooms because that seems to bring in a “high quality” tenant. It seems the lower the price, the sketchier the responses you get. I’ve been a landlord for 9 years, so when go through choosing a roommate, I have years of experience to fall back on. I like to be very clear on everything up front. I charge $500/ furnished bedroom (this is in a low cost-of-living area in the deep south – I think it’s an outrageous amount, but people keep renting!) and that includes utilities.

Recently one of my closest friends has moved in and that has been the biggest strain so far…she brought her 2 bedroom apartment worth of furniture and a ton of food and kitchen crap. All of my other tenants were single men who didn’t cook and had no furniture. They are definitely the way to go!

One last note – examine why you are renting out a room. Do you have a specific financial goal in mind? What are you going to do with that extra income? It can be very easy to get in the mode of living off your new expanded income. I set a goal of paying off my new car (a surprise purchase after hitting a deer with my old car). I am happy to say that I will be paying it off this Friday! Having a concrete goal like that is great when having a roommate gets cumbersome – I just remind myself that this person is paying for my car and to be patient with them. My roommates will be paying for a new roof on my house in the next four months! Hooray for roommates!

2. establish where and when they are supposed to be… like if you work at your kitchen table, do you want some guy always next to you because he is too cheap to buy a wireless card so he can do his internet thing in his room?

example no 2: do you want a late night person being “active” in the house at midnight? cooking, cleaning, going in and out of rooms, talking on cell phone, etc

3. tell them to keep their sh!t turned down – not the place for loud music or loud tv

4. don’t count on them to do anything around the house – you do the cleaning, yard work, etc.

if you want them to do it, pay them by taking a few bucks off the rent – only if they are short on rent

5. tell the fat guys to wear a shirt

6. never do a lease – if they annoy you, ask them to find a place within 2 weeks – they will want a month – so ask them to try for 2 weeks and then “we will see how it goes” – you need to motivate them to go annoy some other household

7. don’t let people in who don’t understand “room for rent” lifestyle – if they want to act like they rent their own apt, let them go do that elsewhere and pay double

8. if they want to pay you weekly, or 2twice a month, let them do it – you still make the same amount of money

9. don’t let them do their friends laundry

10. dont bitch if they dont pick up – better to keep them out of common areas as much as possible – keep them in their rooms

11. charge them $ if you give them rides (for those who don’t own cars)

12. if they dont listen to you about your parking rules – get rid of them – they are @ssholes

13. be consistant on your rules – so think ahead of time

14. don’t count on them to know what it trash and what is reclycling – keep recycling close and trash outside the house so your trash can does not fill up

15. if they leave doors open – get rid of them – or you will be robbed

16. in summary – understand that you have power – you are letting them live basically for half price of renting an apt – always tell them “you might be happier getting your own apartment” whenever they are fuc#ing up

“In tough times, the rented room is resurgent”

http://seattletimes.nwsource.com/html/pacificnw/2008817655_pacificproomies15.html

1st thing you really need to decide is if you want a roommate, or a tenant/boarder–

There IS definately a difference.

Make sure you state which you are looking for in your ad, AND put it in writing in your lease.
In most places, even the laws are different regarding a roomate vs a tenant/boarder. Usually tenant/boarder situations within your home have less legal standing in court. It is easier to evict as well. Their space is confined to their room, and bathroom and is usually written up as such. Basically think more of a hotel guest, it is viewed as a temporary housing, even though they may stay as long as you let them.

A roommate shares much more of the house–more common areas. Laws look at this differently-they have more rights than just a boarder/tenant-even though you own the home. You usually must give this tenant specific mandated notice of eviction, because they can establish residency. They are covered by very specific laws, as you are as well.
This is to protect both parties.

A tenant/boarder mostly just sleeps and bathes there, they stick to their “Room” unless you have a food or kitchen priveledge agrmt.

In my experience of 15 yrs as a landlord, I have rented to roommates, boarders, and seperate apartments–I say–know what you can live with ahead of time.

If you are looking to just rent a furnished room with bathroom priveledges–most of the available prospects are single men, few women in my experience. These are usually the easiest tenants/boarders, they sleep, wake, shower, go to work, go out and eat, come home only to do the essentials…**Usually very low maintenance**. This is great for people who work too far from home and get a flat rate “per diem”–business men who work in different cities a few to several months in a row. Many prefer to rent a room as opposed to a hotel, it’s more economical.

But the possibilities are endless.

There are many foreign exchange student possibilities as well. Both for highschool and college level students. Some are for more independent students, some are more like “host families” where you include them in certain meals and designated activities.

I have had wonderful experiences, and horror stories.
If you are looking to do this to make a few extra dollars, because you are needing the $$–you MUST look at this as a business endeavor, not a personal one.

If you are not “needing” the $$ but would like an easy way to save additional $$, perhaps you would like to be more flexible.

2 areas aside from on time rent pymts were an issue and MUST be agreed upon ahead in writing–kitchen use/cleaning expectations, & bathroom use/cleaning expectations.

Designate 2 different days for laundry use if you include this in your agrmt.

And ALWAYS have included in the lease a provosion for guests, over night or any other kind. Most residential leases have this provision-even hotels have requirements-so why should renting a room in your home be any different?
If you do not want over night guests, make it known and agreed upon in your ad and in the lease in writing.

If you have children in the home, you don’t want to explain to them who the strange woman/man is in your kitchen every few days…
You can put almost anything you want in your lease when it is a part of your actual home that you are renting.

A suggestion is to actually view the roommate/shared housing ads on craigslist–view them for your area and any other area–see what people are asking for rent and what ammenities they include–see what types of things they ask up front–You’d be totally suprized on the arrangements people make when it’s their home, and there is always someone who will follow and appreciate your rules/guidelines/lifestyle, and those who will pass your ad by thinking it’s not for them. Go take a look!

For someone who wasn’t as focused, who, in essence, attempts to “rent the house” by “renting the room”, I could see where problems might crop up. In my case, I could ignore not being able to play loud music because I knew where I was was basically temporary and didn’t demand equal rights as a way to make life easier for the widow, and, prolong my cushy situation. Someone just living life and asserting rights to do as they please in their “space”, on the other hand, could wind up very badly for the renter.

Also know, some people don’t want to live with a couple in a group situation, especially if it is just the renter and the couple. I have, and it was an awful experience and it lasted only three or four months before I moved. (as the third person, whenever there was a disagreement I was never the one with someone on my side — it got weary and stupid when I started being accused of things that didn’t happen and the boyfriend was too whipped to back me up when he knew the truth of the matter).

Alternately, you could look for short-term renters. I’ve known people who specified a room would only be available for six months. There are plenty of students and travelling nurses out there who are willing and wanting to do this.

If you’re more interested in the income than the roommate, then I would really re-think doing this.

Also, figure out what type of roommate you want. If you don’t know where to start, start by reading housing offered/wanted ads on craigslist. If there aren’t many in your location, look at those of bigger cities. *Really* know what you want from a lodger and what you can and cannot stand. Personally, I won’t live with anyone who smokes pot, though I can stand having a mildly untidy kitchen and bathroom.

In regards to utilities, you can just split everything three ways, or you can do what my landlord does: charge $50/month. At the end of last year, the amount of utilities paid was less than the actual utility cost, and I got a discount for my share not used. It was a nice bonus at the beginning of December.

I rent out both of my spare bedrooms and have been doing it for a few years. It has its headaches but the extra money is very, very nice.
- Rent it out with all utilities included on a weekly or monthly basis. It’s way easier that way.
- Have rent due on the 1st of the month and if they move in on a day other than the 1st, have them pay a partial month first. Once again, it is easier this way.
- Usually my roommates will pay for their own food and cook it themselves.
- Be patient when finding roommates. When you find a potential roommate, sleep on it a night and let them know your final decision the next day.
- Trust your gut. Every roommate that I’ve had that I’ve had an iffy first impression hasn’t worked out. All but one of the good first impressions worked out. This is your home so be picky about who lives in it.
- Be fair and honest with people. I’ve discovered some iffy things about people so expect surprises because not everyone is completely honest.
- When advertising, use a bulleted list like this. It is easier to read than paragraphs. Also, use shorter sentences than I’m using now.
- There is a high chance that you will get some “interesting” stories from having roommates. I know I have.

I’ve rented rooms plenty, and have been in the position of needing a roommate and not needing a roommate, but wanted the extra income.

You are in a much better position to find a good roommate if you don’t necessarily need one, but just want some extra income. That’s a strong position to be in when it comes down to weeding out roommates.

Also- dishes are the #1 problem that creates problems with roommates- steer clear of that and things will be fine. . .

Guests: For personal safety she wasn’t allowed to have guests when we weren’t there and no overnight guests. Since this was a friendly situation that wasn’t a big deal. For a stranger I would make VERY clear that you are responsible for anything done by a guest. I have known people to have things stolen or broken and not replaced by guests of renters.

There are leases and then there are roommate agreements. The lease is the rent/utilities, etc. The roommate agreement are how you get along. I would suggest revisiting the roommate agreement a month after move in and then quarterly. You can start it really sparsely with the things mentioned here and then adjust. By scheduling the meeting you avoid doing it when there is a specific problem and your emotions are high. There are going to be things you don’t think of. One of ours was the length of showers. Our housemate would take 45-60 minute showers. That was unacceptable and there wouldn’t be ANY hot water left. Who thinks of that before someone actually does it?

Another point: Will you shop for them? That was a service I offered. I shop on a schedule and if a list was available I would shop for her. It wasn’t a big deal for me, it made it easier for her (so you could charge for it), and it gave me a lot more power over food and storage. This could get sticky so it is the sort of thing to keep in mind and offer to someone you are already getting along with, but if you include any food in the rental agreement you should have a plan for shopping.

Finally remember THIS IS A BUSINESS ARRANGEMENT. It can be hard getting in a landlord mindset. You want to be nice. You are understanding and sympathetic. But THIS IS A BUSINESS ARRANGEMENT, not a charity, not a friendship. You can be friends, but don’t let it get in the way. This is your home and your property and remember that.

It can be awkward and tedious to read through and understand things, sure, but it’s better to get things sorted out before than after.