What home sharing is and who runs it

Home sharing matches older adults who have a spare room with younger people, families, or other seniors who need affordable housing. The homeowner stays in their house, the renter pays monthly rent or trades household help for reduced rent, and both parties sign a lease. The arrangement is legal and binding — not informal or temporary.

Home sharing programs are run by nonprofits, local housing authorities, and senior centers in most states. Some programs screen both parties, draw up the lease, and handle disputes. Others straightforward maintain a database and let you find your own match. A few programs require the homeowner to attend an orientation or sign an agreement about fair housing rules before listing a room.

The program does not own the house and does not collect rent. You and your housemate make that arrangement directly. The program's role is to connect you, verify information, and sometimes mediate if problems arise.

Key Takeaways

  • Home sharing lets you stay in your own house while renting out a spare room to cover costs or get household help.
  • Most programs screen housemates for background and references, but you make the final decision about who moves in.
  • Rent amounts and terms vary widely — some people charge market rate, others accept help with yard work or errands instead of cash.
  • You will need a lease in writing, even if the program provides a template, to protect both you and your housemate legally.
  • Programs exist in most states but are not equally available in all cities; your local Area Agency on Aging can tell you what exists near you.

How to find a home sharing program in your area

Start by calling your local Area Agency on Aging (AAA). Every state has a network of these agencies, and most maintain lists of home sharing programs or can refer you to one. You can find your AAA by visiting the Eldercare Locator at eldercare.acl.gov or calling 1-800-677-1116. Have your zip code ready.

If your AAA does not run a program directly, ask whether they know of nonprofits in your area that do. Some programs operate only in one or two counties, so a referral from your AAA is often faster than searching online. Senior centers, public libraries, and your city's housing department can also point you toward programs.

Once you find a program, ask whether they charge a fee to list your room, whether they screen housemates, and whether they provide a lease template. Some programs are free; others charge $50 to $200 to register. A few take a small cut of the first month's rent.

What information you will need to provide

Programs typically ask for your name, phone number, address, and a brief description of the room you are offering — size, whether it has a private bathroom, what furniture is included, and any house rules. You may also need to list utilities, parking, and whether pets or smoking are allowed.

Some programs ask for a background check or reference from a previous landlord or employer. This is to reassure potential housemates that you are trustworthy. If you have never rented out a room before, a character reference from a friend, doctor, or clergy member usually works.

You do not need to disclose your income or financial situation. The program is matching you with a housemate, not determining your finances.

Screening housemates and setting terms

If the program screens housemates, they will typically run a background check, verify employment or income, and contact references. The program then gives you a list of candidates or sends interested people your way. You always have the final say about who lives in your home.

Before anyone moves in, you and the housemate must agree on rent, lease length, utilities, chores, guests, and quiet hours. Write these down — even if the program provides a template lease, add anything specific to your situation. A lease protects both of you by making expectations clear and giving you a legal document to refer to if problems arise.

Rent amounts vary widely depending on location, room size, and what is included. In rural areas, a spare room might rent for $300 to $500 per month. In cities, the same room could be $800 to $1,500 or more. Some homeowners accept reduced rent in exchange for help with cooking, yard work, or errands instead of full market rate.

Legal and tax considerations

Renting out a room in your home is legal in all states, but some cities have zoning rules or rental licensing requirements. Before listing your room, check with your city's planning or zoning department to confirm you can legally rent it. Some cities require you to register as a landlord or obtain a rental license; others have no restrictions.

Rent you receive is taxable income. You must report it on your federal tax return. You can deduct certain expenses — mortgage interest, property tax, utilities, repairs, and insurance — but the rules are complex and depend on how much of your home you rent out. A tax professional or the IRS Publication 527 (Residential Rental Property) can walk you through this.

You should also update your homeowner's or renter's insurance to reflect that you have a tenant. Some policies exclude rental income or require a rider. Call your insurance company before you sign a lease.

What to do if problems arise

If your housemate stops paying rent, violates the lease, or creates a safety issue, you have legal options. The first step is to document the problem in writing and give the housemate written notice — usually 30 days to cure the problem or move out, depending on your state's tenant laws. Keep copies of all notices.

If the housemate does not comply, you may need to file for eviction through your local court. This is a legal process that takes weeks or months and requires a lawyer or legal aid in some states. It is expensive and stressful, which is why a clear lease and good screening matter.

If the program that matched you offers mediation, use it. Many programs will step in to help resolve disputes before they reach the eviction stage. If the program does not offer this service, ask whether they can refer you to a local landlord-tenant mediation service.

Alternatives if home sharing is not a fit

If you want to stay in your home but need income or support, other options exist. Reverse mortgages let you borrow against your home's equity without making monthly payments — though fees are high and you must be at least 62. Home equity lines of credit (HELOCs) let you borrow at lower rates but require you to make payments.

Home care services funded by Medicaid or Medicare can send aides to help with cooking, cleaning, and personal care — this does not bring in income but reduces your costs. Property tax deferral programs in some states let you delay paying property taxes until you sell or pass away, freeing up cash now.

If you want to move instead of staying put, senior housing communities, continuing care retirement communities, and subsidized senior apartments are other paths. Your Area Agency on Aging can describe what is available in your area.

Frequently Asked Questions

Can I evict a housemate without going to court?

No. Once someone has lived in your home for 30 days or more, they are a tenant under state law, and you must follow formal eviction procedures — usually filing in court and giving written notice. The timeline varies by state but typically takes 60 to 90 days. Trying to lock them out or remove their belongings without a court order is illegal.

What if I want to end the arrangement but the housemate wants to stay?

Your lease should specify how much notice either party must give to end the arrangement — typically 30 to 60 days. If the lease has expired and you do not renew it, you must still give written notice according to your state's tenant laws. If the housemate refuses to leave, you will need to file for eviction.

Do I need a lease if we are friends or family?

Yes. A written lease protects both of you by making rent, move-out date, and house rules clear. Even with family, misunderstandings happen. A lease prevents "I thought you said..." arguments and gives you a legal document to refer to if the arrangement breaks down.

What if the housemate damages the house or steals something?

Document the damage with photos and dates. If the housemate caused it, the lease should say they are responsible for repairs or replacement. You can deduct the cost from their security deposit if you collected one, or pursue a small claims lawsuit. For theft, you can file a police report and pursue a civil claim, but recovery is difficult.

Can I refuse to rent to someone based on their age, race, or disability?

No. Fair housing laws protect people from discrimination based on race, color, national origin, religion, sex, disability, and familial status. You can refuse someone for legitimate reasons — bad references, failure to verify income, or a criminal history related to safety — but not for a protected characteristic. If you are unsure whether a reason is legal, ask the program or a fair housing organization.