I am renting a furnished room and all amenities facilities of my house and full access to one person who is strictly termed a lodger. I am wanting to draw up an agreement and am undecided whether to use a Flatmates Agreement or a Tenancy Agreement. The Flatmates Agreement does not have the same prescribed obligations and protections and seems inadequate to me. The Tenancy Agreement has proper protection for both myself and my lodger. However, utilities used by the lodger are not meted separately and by the Residential Tenancies Act 1957, I cannot charge for them except by including a specified amount for them in the rent. I would not be able to assess how much a given person uses of electricity gas or water including variance in use, so I cannot fairly assess a fixed charge. Does signing a Tenancy Agreement change a person from a licensee to a tenant? If a person who is unmistakably a lodger signs a Tenancy Agreement, does that utility prescription still apply? Should I stick to a Flatmates Agreement? How do others deal with this issue fairly?