How to advertise a room to rent: write a clear title, take good photos, price it right and answer the questions tenants ask first. Listing on RoomNest is free.
Short answer: to advertise a room to rent and let it quickly, give the facts people search for first: the monthly rent, which bills are included, the area and nearest station, the date it is free, and who else lives there. Add bright daylight photos with the room first, write a title that names the room type and the area, and reply to viewing requests the same day. Listing a room on RoomNest is free.
1. Write a title that does the work
People scan titles in search results. A good title says what the room is and where it is.
- Good: "Double room with en suite in Chorlton, bills included"
- Good: "Single room near Selly Oak station, professional house share"
- Weak: "Lovely room available!!"
Use the neighbourhood name people actually search for, not just the city.
2. Put the money up front
- Monthly rent. If you charge weekly, give the monthly figure too. Monthly is weekly × 52 ÷ 12.
- Bills. List exactly which are included: gas, electricity, water, broadband and council tax. "Bills included" with no detail leads to the same question from everyone.
- Deposit. State the amount and when you take it.
Price against what similar rooms nearby are charging. Our guide to average room rents in 2026 gives SpareRoom's latest averages for London, Manchester and Birmingham. A room priced well above similar rooms sits empty. One priced far below can look like a scam.
3. Take photos that sell the room
- Shoot in daylight with the curtains open and the lights on.
- Tidy up: make the bed, clear the floor and put away personal items.
- Stand in a corner and hold the phone level to show the whole room.
- Make the room itself the first photo. On RoomNest the first photo is the cover.
- Add the kitchen, bathroom and any garden or living room the person will share.
- Use your own, up-to-date photos. People notice when a photo does not match the room at the viewing.
4. Describe the room and the home honestly
Start the description with the details that decide whether someone books a viewing:
- Room size and bed size, and whether it is furnished and with what.
- Bathroom setup: en suite, shared with one person, or shared with the house.
- Who lives there: ages, jobs or courses, and whether you live in the home yourself. If you do, the person moving in is usually a lodger. See lodger or tenant.
- The nearest station or bus route, and realistic journey times to the centre.
- When the room is free and how long you want to let it for.
Be honest about the downsides, such as a small room or a busy road. It saves you wasted viewings with people who would have said no.
5. Write the house rules in plain language
Say what you expect on smoking, pets, overnight guests, cleaning and quiet hours. Clear rules attract people who will be happy living there and put off people who will not.
6. Answer viewing requests quickly
Good rooms get several requests. Replying the same day, and offering a couple of times, is often what decides who fills the room. On RoomNest, anyone can request a viewing without an account and you confirm or decline the time from your portal. A request is not a tenancy and no payment is taken on the site.
7. Check your listing before you send it
- The title names the room type and the area.
- The monthly rent, bills and deposit are clear.
- The postcode is correct, so search can place the room.
- The first photo is the room, taken in daylight.
- The move-in date and length of let are set.
- You have said who lives there.
RoomNest reviews each listing before it goes live, and your draft stays private until then. For a fuller list of what to have ready, see the landlord checklist before you list a spare room.
After the viewing
When you have chosen someone, agree the move-in date, rent and deposit with them directly. In England, carry out a Right to Rent check before they move in, including for a lodger. If you live in the home, look at whether the Rent a Room Scheme applies to you.
List your room for free
Listing a room on RoomNest is free. Add your room, send it for review, and it appears in search once it is approved. Questions? Email hello@roomnest.uk or call 07412 218887.