HMO Property Management & Lettings

Sandra Davidson specialise in the letting and management of shared properties across London. We understand that sourcing tenants and managing these types of properties is complicated, time consuming and stressful if managed by just one person. 

As an HMO specialist, we will find suitable tenants for your property and manage every aspect of your HMO. 

What is an HMO? 

An HMO (House in Multiple Occupation) is a house shared by three or more people sharing the toilet, bathroom or kitchen facilities who form two or more ‘households’. 

A household is either a single person or members of the same family who live together. A family includes people who are: 

• married or living together – including people in same-sex relationships 
• relatives or half-relatives, for example, grandparents, aunts, uncles, siblings
• step-parents and step-children 

What is a Large HMO? 

Your property is a large HMO if it is shared by five or more people sharing the toilet, bathroom or kitchen facilities who form two or more ‘households’. 

You can choose to rent your HMO by room or as a whole house. Your property will be considered an HMO if it meets the above criteria, even if all the tenants occupy the property on a single tenancy agreement. 

HMO Mandatory and Selective Licensing 

All large HMOs require a mandatory licence. Local authorities are permitted to require other sizes of HMO to also be licensed. For example, a council can bring in additional licensing requiring all HMOs to be licensed. We can advise our landlords on whether their London property will require a licence. 

Sandra Davidson Estate Agents will oversee and can apply for the necessary licenses on behalf of the landlord. 

What Every HMO Landlord Must do to Remain Compliant  

An HMO licence is granted to the landlord if the HMO property meets certain standards to ensure that it is safe and suitable for the tenants. HMOs are formally inspected on a regular basis to ensure that the terms of the license are not breached. 

Sandra Davidson Estate and Letting Agents advise our HMO landlords every step of the way and oversee the process from license application to approval to management ensuring the HMO remains fully compliant with all the latest legislation. 

Fire Safety  

HMO’s are considered a greater fire risk than normal buy-to-let properties. We will advise our landlords of any works that need to be carried out to meet the fire safety standards and qualify for an HMO licence. For instance, fitting fire doors, mains connected smoke alarms, CO2 alarms, fire alarms and supplying fire extinguishers and fire blankets in communal areas. 

Gas Safety and Electrical Safety Checks 

Sandra Davidson Estate Agents will ensure that your annual gas safety checks are up to date and the electrical wiring and appliances have been checked and certified as safe every five years. 

Minimum Room Size  

Sandra Davison Estate Agents will ensure that your HMO is not overcrowded, and the bedrooms meet the minimum size requirements to obtain your HMO license. 

Waste Collection 

HMO landlords must ensure there are appropriate refuse storage and disposal facilities so that waste can be stored in a tidy manner. We can advise our landlords of any changes required to their property to meet this requirement. 

Furniture 

All furniture must be clean and fit for purpose. All upholstered furniture and furnishings provided by the landlord must meet fire safety standards; this means that any sofas, cushions, chairs, or mattresses must carry the fire-resistant symbol. 

Sandra Davidson Estate Agents will carry out monthly inspections of each property, as part of this we will check that the tenants have not taken these labels off for any reason or replaced items of furniture. 

Finding the Right Tenants  

As with conventional buy-to-let, landlords of HMOs need to find the right tenants. Tenant screening and referencing is crucial to avoid people who may have problems paying the rent and select tenants who will take care of the property.  

Landlords who rent their HMO by room have an additional element to consider because they must select people who are likely to get on when living together in the same house. 

Sandra Davidson Estate Agents’ HMO package includes marketing on all major property portals, tenant pre-screening, viewings conducted by our professional team, tenant referencing and drawing up the tenancy agreement. We can also collect the rent payments and manage any rent arrears.  

Routine HMO Management  

Managing HMOs is a full-time job. From tenant disputes to routine maintenance and viewings this is not something that you can fit into a couple of hours at the weekend. 

• There will be regular maintenance issues, landlords must have trusted trades people on hand who can fix things such as a blocked sink or a broken lock at short notice. 
• Communal areas will need cleaning. We recommend paying a cleaner to go in once a week or fortnightly to clean communal halls, kitchens, and bathrooms. 
• Landlords should expect to deal with difficult tenants and disputes between tenants. 

Sandra Davidson Estate Agents are specialists in property management of HMOs. We carry out monthly inspections of each property and forward a copy of the report to the landlord, ensuring that the condition of the property remains at a high standard. We manage all aspects of property maintenance, working with our approved tradespeople. 

Our HMO landlords do not need to speak to the tenants directly nor do the tenants have their contact details. A Sandra Davidson HMO manager is assigned to each property, supported by the whole team they will deal with issues as they arise and will contact the landlord to approve the quote for any works that are required. 

Why it’s Better to Delegate the HMO Property Management to an Experienced Agent?  

HMOs take time to setup and conducting viewings, filtering tenants, meeting legal obligations, and managing the HMO in general is a full-time job. If not managed properly the legal penalties include large fines and even a prison sentence. 

If you live far away from your HMO, already have a full-time job or are new to HMO management then hiring an experienced HMO agency will be invaluable. 

Why Choose Us? 

Our courteous and professional staff have a wealth of experience in renting and managing HMOs, we take pride in maintaining the excellent reputation we have established. 

We are an ethical estate and letting agent and are passionate about raising standards in the industry. As members of The Association of Residential Letting Agents (ARLA) and The Property Ombudsmen we are committed to being held accountable for the service we provide.