Shared Living in the UK: What It Is, How It Works, and What to Know Before You Move In

Shared living in the UK means renting a room in a property where tenants share communal spaces such as kitchens, bathrooms, and living rooms. Common arrangements include house shares, HMOs, and purpose-built co-living developments. It’s typically cheaper than renting alone, and popular among students, young professionals, and people who’ve just arrived in the UK.

Quick summary

• A house share, an HMO, and co-living are the three main types of shared living in the UK, each with different rules and costs.
• Renting a room usually costs less than renting a flat alone, though prices vary widely by city.
• The Renters’ Rights Act 2025 changed several tenant protections, including how landlords can end a tenancy.
• Deposits must be protected in a government-approved scheme, and there are limits on how much a landlord can ask for.
• SpareRoom, OpenRent, Rightmove, and Zoopla are the main platforms people use to find a room.

What is shared living in the UK?

• House share: a private home where each tenant has their own bedroom and shares the kitchen, bathroom, and living areas with the other tenants, sometimes called flatmates.
• HMO (House in Multiple Occupation): a property let to three or more tenants from more than one household who share facilities; larger HMOs need a licence from the local council.
• Co-living: a purpose-built development with private studios or rooms plus shared lounges, coworking space, and sometimes a gym, usually let on all-inclusive terms.

Tenancy systems and laws differ between England, Scotland, Wales and Northern Ireland, so it’s always good to double check the specific guidance for your situation.

Types of shared living arrangements in the UK

House shares tend to suit people who want a homely feel and a more direct relationship with roommates. They’re common among young professionals and students in cities with large private rental markets, such as Manchester, Leeds, and Birmingham. Many house shares are also HMOs, a legal classification that affects licensing and landlord requirements.

Co-living suits people who want a shorter commitment and don’t want to deal with bills separately, though it usually costs more than a comparable room in a house share. Whichever type you choose, ask what’s included before you sign, since bills and cleaning are sometimes bundled into co-living rent but rarely into a house share — our guide to typical utility costs in the UK is a useful starting point if you’re budgeting for a house share.

In England and Wales any property let to three or more people from more than one household, sharing kitchen or bathroom facilities, counts as an HMO. Landlords only need a mandatory licence from the council once a property houses five or more tenants forming two or more households — smaller HMOs can still need a licence under local schemes, so it’s worth asking your council. The guidelines are similar in Scotland and Northern Ireland, but requirements for a licence are more strict. Licensed HMO bedrooms must also meet minimum size rules: at least 6.51 square metres for one adult, or 10.22 square metres for two people sharing.

Cost comparison based on SpareRoom Rental Index data and general market patterns; see exact city figures under “The costs of shared living in the UK” below.

The legal framework: what renters need to know in 2026

The Renters’ Rights Act 2025 received Royal Assent in October 2025 and is reshaping tenancies across England. From 1 May 2026, landlords can no longer use a Section 21 “no-fault” eviction notice; instead, they need a specific ground under a Section 8 notice to end a tenancy. Fixed-term assured shorthold tenancies are also being phased out in favour of open-ended periodic tenancies, and tenants generally only need to give two months’ notice to leave. The Act also gives tenants a stronger right to ask for a pet, which a landlord can’t unreasonably refuse.

If you sign a joint tenancy with your housemates, you’re usually each responsible for the whole rent, not just your share — if one housemate stops paying or moves out, the rest of you can be held liable for the shortfall. An individual tenancy or licence agreement, more common in HMOs and co-living, means you’re only responsible for your own room and rent.

Whichever type of shared living you choose, your deposit should be protected within 30 days in a government-approved scheme — the Deposit Protection Service (DPS), mydeposits, or the Tenancy Deposit Scheme (TDS) — and a deposit generally can’t exceed five weeks’ rent, or six weeks if the annual rent is above £50,000. Landlords letting a larger HMO need a licence from the council. Letting an unlicensed HMO, or breaching licence conditions, can lead to heavy fines and a Rent Repayment Order, where a tenant claims back rent they’ve paid through a tribunal.

Landlords are also legally required to check that every adult tenant can prove their immigration status before renting to them, regardless of nationality — this applies whether you’re joining a house share, an HMO, or co-living.

These protections currently apply to England. Scotland’s Private Residential Tenancy already has open-ended tenancies and different eviction grounds, Wales runs its own occupation contract system under the Renting Homes (Wales) Act, and Northern Ireland is still consulting on similar reforms — so check the rules for your nation rather than assuming England’s apply. This reflects the law as of September 2026 for England and may change as the Act rolls out. Check GOV.UK for the latest position.

The costs of shared living in the UK

Room rents vary significantly by city. According to SpareRoom’s Rental Index, average monthly room rents (excluding bills, unless a listing says otherwise) were:

Source: SpareRoom Rental Index, October 2025. Figures are updated quarterly, so check the current index before budgeting.

Rent is rarely the only cost. If bills aren’t included, you’ll usually split council tax, energy, water, and broadband with your housemates, and you may need a TV licence if anyone in the house watches live television or BBC iPlayer. Ask what’s covered before you commit, since “bills included” listings vary widely from one property to the next. Contents insurance for your own room and belongings is optional but worth considering, since a landlord’s buildings insurance won’t cover your possessions. Our guide to budgeting for rent in the UK walks through building a fuller monthly budget.

If you’ve recently arrived in the UK, you may not have a UK credit history or a guarantor, which some landlords ask for before they’ll accept an application. This isn’t a legal requirement — it’s a landlord or agent preference, so you can ask whether they’ll accept a larger deposit, rent paid in advance, or an international guarantor service instead. You may also be asked to show proof of your right to reside in the UK before a landlord agrees to rent to you, which is separate from any check on your credit history.

Benefits of shared living

Cost savings are usually the biggest draw. A one-bedroom flat in London can rent for close to £2,000 a month, while a room in a house share averages under £1,000 — splitting rent, bills, and a deposit with housemates can roughly halve your monthly housing costs compared with renting alone. Resolution Foundation research shows the share of 25- to 34-year-olds in England renting privately has risen from around 10% in the early 1990s to about 33% today, and shared housing is one of the main ways this age group has absorbed that shift in cost.

Shared living can also ease the adjustment of moving to a new country. Coming home to people who understand what it’s like to navigate a new city, a new job, or a new language can matter as much as the money you save, especially in your first few months. Community groups aimed at newcomers can be a useful next step if you’d like to build a wider circle beyond your household.

Living with people you didn’t choose also builds skills that are harder to practise alone — dividing chores fairly, raising a problem before it becomes a resentment, and compromising on everyday habits.

Challenges and risks of shared living

Living with people you didn’t necessarily choose comes with everyday friction: noise at odd hours, a kitchen left messy after a long shift, or a housemate who has people round more often than you’d like. None of this is unique to the UK, but it helps to agree ground rules early rather than after a conflict starts.

1. Agree to a chores rota in writing during your first week, and revisit it if it stops working.
2. Set up a shared kitty, or use an app such as Splitwise, for splitting bills and one-off costs so nobody’s left chasing money.
3. Hold a short house meeting when something’s bothering you, rather than letting it build up.
4. Keep your letting agent’s or local council’s contact details somewhere everyone can find them, in case a repair or a serious dispute needs raising formally.

Beyond day-to-day friction, a few legal and financial risks are worth understanding too. If you’re on a joint tenancy, you’re jointly and individually liable for the whole rent — so if a housemate leaves owing money, you and the others left behind can be pursued for it. Under the Renters’ Rights Act 2025, you’re entitled to a written tenancy agreement, so ask for one if you haven’t been given one. Deposit disputes over damage to shared spaces are common, since it’s not always obvious who’s responsible. Photographing communal areas and any existing damage on the day you move in gives you evidence if a dispute comes up later.

How to find shared accommodation in the UK

Most people start their search on SpareRoom or OpenRent, which specialise in room listings, alongside Rightmove and Zoopla for full HMO or co-living lettings. Facebook Marketplace and local Facebook groups also list rooms, but treat these more cautiously — avoid paying a deposit or transferring money before you’ve viewed the room in person and met at least one housemate.

Before you commit to a room, it’s worth checking:

1. The property’s Energy Performance Certificate (EPC) rating, so you know roughly what to expect on heating costs.
2. A valid gas safety certificate, if the property has gas appliances.
3. Whether the property needs an HMO licence and, if so, that the landlord holds one — you can usually check this with the local council.
4. Which deposit protection scheme your deposit will go into, and get the scheme’s reference details in writing.
5. Meeting at least one current housemate before you sign anything, so you get a feel for how the household runs.

If you’re new to the UK, not having a UK credit history or a guarantor can complicate an application; international guarantor services, such as Housinghand, exist specifically to help newcomers meet this requirement, usually for a fee covering the tenancy. It’s also worth reading up on affordable housing options if budget is tight while you’re getting established.

Frequently asked questions about shared living in the UK

What is shared living in the UK?

Shared living means renting a room in a property where you have your own bedroom but share communal spaces such as the kitchen, bathroom, and living room with other tenants. It includes house shares, HMOs (Houses in Multiple Occupation), and purpose-built co-living developments, and is usually cheaper than renting a whole property alone.

What is the difference between a house share and an HMO?

A house share simply describes a home where tenants share communal spaces; legally, it may or may not count as an HMO. A property becomes an HMO once three or more people from more than one household share facilities, and it needs a council licence once five or more tenants from two or more households live there.

How much does it cost to rent a room in a shared house in the UK?

Average room rents vary widely by city: SpareRoom’s Rental Index puts London at around £995 a month, Bristol at £740, Glasgow at £705, Manchester at £701, Birmingham at £623, and Leeds at £578, usually excluding bills. Prices change quarterly, so treat these as a starting point rather than a guarantee.

What are my rights as a shared living tenant in the UK?

Under the Renters’ Rights Act 2025, landlords in England can no longer serve a Section 21 “no-fault” eviction notice, and most tenancies are moving to an open-ended, periodic basis. You’re entitled to a written tenancy agreement, a deposit protected in a government scheme, and the right to challenge unreasonable rent increases.

Is shared accommodation a good option for someone new to the UK?

It can be, particularly if you don’t yet have a UK credit history, a guarantor, or savings for a large deposit. Sharing also puts you around people who’ve already navigated life in a new city, which can make everyday tasks and unfamiliar systems easier to figure out early on.

What should I check before signing a shared tenancy agreement?

Check whether it’s a joint or individual tenancy, what’s included in the rent, which deposit scheme protects your money, whether the property needs an HMO licence and has one, and the notice period required if you or a housemate wants to leave.

What happens to my deposit if someone else damages the communal areas?

On a joint tenancy, damage to shared areas can be deducted from the whole deposit rather than just the responsible housemate’s share, and the remainder is then split among you. Photographing communal areas and their condition on move-in day gives you evidence to challenge an unfair deduction later.

Key takeaways

• Shared living in the UK covers house shares, HMOs, and co-living, each with different costs, contracts, and rules.
• The Renters’ Rights Act 2025 ended Section 21 evictions and is moving most tenancies to an open-ended, periodic basis.
• Average room rents range from around £578 in Leeds to £995 in London, according to SpareRoom’s Rental Index.
• On a joint tenancy, you and your housemates are each liable for the full rent and for damage to shared areas.
• International guarantor services can help newcomers without a UK credit history secure a room.

Shared living won’t suit everyone, but for a lot of people moving to a new city — or a new country — it’s a practical way to manage costs while you find your feet. Take the time to understand the tenancy you’re signing, ask questions before you view a room, and lean on the community around you as you settle in. If you’re also getting used to life in a new country, our guide to settling in as an immigrant in the UK covers some of the other early adjustments. And whenever you need to send money home, Remitly is here to help make that part simple.

Last reviewed: September 2026