This is a guest post written by by Rhian Gillam of Moneysupermarket.com.

With the current economic environment it is not surprising that many homeowners are making the decision to take in a Lodger to further boost their income. Research from Abbey has shown that the numbers have actually tripled over the last 12 months. With this income being tax free on the first £4,250 received by a landlord it is likely that the numbers of homeowners considering this option will continue to climb.

When taking in a lodger there is likely to be expenses incurred upfront including decorating, obtaining furniture and fittings for the room to make it ready for the lodger to move in. All items that are placed within the lodgers rooms must comply with the Furniture and Furnishing Regulations (1988). Buying these products in can be expensive and if the aim of taking in a lodger is to boost your income this may be an off putting aspect.

However, this does not need to be the case. Savvy consumers are making use of the online discounts that many large outlets are offering. The popularity of vouchers has hugely increased since the start of the recession with the equivalent of 1548 vouchers being redeemed every minute. Therefore it is highly likely that the shops you are visiting will be offering a discount voucher on a specific product, service or money off your final bill. This, therefore, may be a useful tool for landlords to remember when fitting out a lodger’s room.

The best way to ensure that you are getting the best deal and reducing your costs is to do your research. Make a decision on what items you want in the room first and check for online discounts. Start by selecting a colour palette, neutral colours are the best option as they will appeal to more people. It’s worth remembering that this room, although in your house, is ultimately the lodger’s space and they may not share the same decorating tastes as you. It is also easier to accessorise the room with a neutral colour scheme and, should the lodger leave and the room needs tidying up; this can be easier done as you are not looking for a specific colour range.

Storage space is also a must. This may be in the form of wardrobes, chest of draws, bed side tables and in some cases a desk. Try not to clutter the room too much as this may reduce the perceived size of the room to the lodger, make a decision as to what will best fit the room and then shop around for the best deal. Once you have found the right price for you, remember to check for any discounts vouchers that the store may have to offer for example B&Q vouchers may be available.

Rhian Gillam

Furniture and furnishings – legal obligations
So far as legal matters are concerned, the most important thing you need to know is that all furniture must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1987 (and the amendments made in 1988). Basically, these say that all furniture must be fire safety compliant and carry the proper labels.

Items covered include padded headboards, sofas, mattresses, pillows, cushions, nursery furniture and cloth covers on seats. Some items are exempt, in particular furniture made before 1950, duvets and sheets.  (You will find some further information here, or have a word with your local Trading Standards Officer, who will have lots of leaflets).

If you are buying new furniture, you won’t have a problem, as it will have to be compliant or the shop won’t be allowed to sell it. There are special companies who provide packs of furniture for landlords, so if you are furnishing your lodgers room from scratch, some of these may be suitable for you.

When I was preparing my house for lodgers, these special companies did not exist (it was 20 years ago remember) so I bought most of my stuff from second hand shops.

What to provide
This is really up to you, provided you comply with the regulations. However neutral colours are generally a safe bet, and are least likely to put people off. Having a good quality carpet can do a lot for the appearance of a room, but make sure it is a neutral colour and hardwearing.

For those on a budget, you can often get very nice cheap offcuts in carpet warehouses. I did this. It was cheap, the carpet was lovely, but laying it myself was a nightmare! I have always made a point of using professional carpet fitters since then.

So far as walls are concerned, Magnolia paint is the traditional ‘neutral’ colour preferred by many professional landlords. However so long as the decor is unobtrusive, fresh and clean, it should be all right.

In almost all cases you should provide the following:

• A comfortable bed. Fit a waterproof mattress cover to protect it from stains.
• A desk or computer workstation, with a lamp or good overhead lighting, and a chair
• Bookcases, or shelves on the wall
• Lots of storage space for clothes and other items
• A bedside table with lamp and perhaps a clock radio
• Some form of heating

It is best to get new electrical items if you can afford it, and make sure you keep the receipts and instruction books. If you can’t afford new items, try to get them tested (known as PAT for Portable Appliance Testing).

Have a think about what you are going to do about pictures. If you don’t want the lodger to use nails or blue tac (or similar), consider having a picture rail with hooks or a pinboard or notice board.

Generally the room should be bright and cheerful and spotlessly clean (at least before the lodger moves in!). Some landlords make a practice of sleeping at least one night in the room when getting it ready, to get a feel for what is needed, and what will be convenient for your lodger. Even if you do not go this far, try to think things through so the room is as good as you can afford.

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What is your experience of the things in this section? How do you furnish your lodgers room? Is there anything I have left out of my list? Do you have any tips?