🏠 HMO Landlord FAQs

Your Questions Answered by Rooms To Let North East

Managing an HMO can feel complex — but it doesn’t have to be.
At Rooms To Let North East, we make compliance, communication, and care simple for our landlords. Here are some of the most common questions we’re asked.

🌟 How We Find Great Tenants

At Rooms To Let North East, we’ve been specialising in HMO lettings since 2017, so we know exactly where and how to find reliable tenants. Over the years, we’ve built a strong customer base of students, young professionals, and key workers who trust us to provide clean, comfortable, and well-managed homes.

A large part of our success comes from word of mouth and recommendations. Happy tenants and landlords are our best form of advertising — and we’re proud that so many people come to us through referrals.

We also maintain a strong online presence, advertising across major portals such as On the Market, and SpareRoom, as well as our own website and social media channels. Every applicant is carefully screened for employment, references, and affordability ,AML Sanctions— ensuring your property is in safe hands.

We’re a small, dedicated agency, and we intentionally keep our portfolio to a manageable number of properties. This means every landlord and every tenant receives the personal attention and high standards we’re known for. By staying small, we stay responsive, hands-on, and proactive, keeping our properties compliant, well cared for, and fully tenanted.

In short, we don’t just fill rooms — we match the right people to the right homes, maintaining high standards and hassle-free management for our landlords.

💡 Understanding HMOs

Q1: What exactly is an HMO?
An HMO (House in Multiple Occupation) is a property rented out by three or more people from different households who share facilities like a kitchen or bathroom. They’re common with students, contractors,  NHS staff and professionals looking for flexible, affordable accommodation close to employment and study.

Q2: Do I need an HMO licence?
You’ll need a mandatory licence if your property is rented to five or more tenants from two or more households who share facilities.
Some councils also require additional licences for smaller HMOs — we can help you check what applies in your area.

Q3: How long does an HMO licence last?
Licences usually last five years, though some councils may issue them for a shorter period depending on inspections and compliance.

⚖️ Legal Responsibilities

Q4: What are my main legal duties as an HMO landlord?
HMO landlords must:

• Meet all fire, gas, and electrical safety regulations

• Keep the property safe, clean, and in good repair

• Provide adequate facilities for the number of tenants

• Protect tenant deposits in a government-approved scheme

• Carry out regular maintenance and compliance checks

We stay on top of these requirements so you don’t have to.

Q5: What happens if I don’t have the correct licence?
Operating an unlicensed HMO is a serious offence. You could face fines of up to £30,000 or be ordered to repay rent.
We handle all HMO licensing applications and renewals for our landlords — so you can rest easy knowing everything’s above board.

🔥 Safety & Compliance

Q6: What safety measures are required in an HMO?
You’ll need:

• Interlinked smoke and heat alarms throughout the property

• Fire doors with self-closing mechanisms

• Clear escape routes

• Up-to-date fire risk assessments

We arrange all safety testing and certification to make sure your property meets HMO standards.

Q7: What checks do I need to do on my HMO?

• Gas Safety Certificate (CP12) – every 12 months

• Electrical Installation Condition Report (EICR) – every 5 years

• Fire Alarm testing –6 months – 12 months
• Emergency lights –12 months
• Fire Equipment- 12 months
• Legionaries –12 months
• PAT Test – recommended annually for appliances you provide
• Fire Risk Assessments –12 months
• Fire Door checks – 12 month s
• Safety in Communal areas – Bi weekly
• Cleaning – Bi Weekly
• Bins & yards- Bi Weekly
• Property Inspections– 6 months
• HHSRS Check – 12 months

Q8: Does my property need an EPC?
Yes. Every rental property needs a valid Energy Performance Certificate (EPC) rated E or above. We can organise this as part of your onboarding.

💰 Rent, Bills & Deposits

Q9: How does rent work in an HMO?
Most HMOs are rented by the room, with tenants paying individually. Many landlords choose “bills included” to make life easier and ensure payments are consistent.

Q10: Who pays the council tax and utilities?
In most cases, the landlord covers these costs, which are then factored into the rent. We can help you calculate a fair and competitive rate.

Q11: How should I handle deposits?
All deposits must be registered in a government-approved deposit protection scheme within 30 days. We handle this process for you to keep everything compliant.

🧾 Property Management & Tenant Relations

Q12: How can I make sure tenants look after the property?
We carry out regular inspections, maintain open communication with tenants, and make sure everyone understands their responsibilities.
Our team takes a proactive approach to maintenance — small fixes don’t turn into big problems.

Q13: What if tenants fall out or cause issues?
Shared living can sometimes get tricky. We mediate quickly and fairly, following clear procedures for house rules, noise, and behaviour.
Most issues are resolved before they escalate — our experience makes all the difference.

Q14: Can I visit my property whenever I want?
You can visit, but you must give at least 24 hours’ notice and attend at a reasonable time. We schedule inspections and visits for you, keeping both landlords and tenants informed.

🏗️ Property Standards

Q15: Are there minimum room sizes for HMOs?
Yes, as set by national standards:

• Single room – at least 6.51 m²

• Double room – at least 10.22 m²

• Children under 10 – at least 4.64 m²

Local councils may have additional space requirements. We’ll confirm these before you let your property.

Q16: How many bathrooms and kitchens do I need?
That depends on the number of tenants. For example, 5 tenants typically require at least one bathroom, one WC, and adequate cooking facilities.
We’ll assess your layout and recommend any upgrades to keep your licence safe.

🧾 Licence Renewals & Inspections

Q17: How often will my property be inspected?
The council may inspect before granting a licence and occasionally after that.
We also carry out quarterly inspections to ensure the property remains compliant and well maintained. Communal areas are visited every fortnight.

Q18: How do I renew my HMO licence?
We’ll handle it for you — including submitting documents, certificates, and floor plans. We’ll make sure your renewal is on time and hassle-free.

🧹 The Importance of Cleaning in HMOs

At Rooms To Let North East, we know that a clean property is a happy property. Communal areas like kitchens, bathrooms, and lounges are shared by multiple tenants, so keeping them clean, safe, and hygienic isn’t just about appearances — it’s about health, compliance, and tenant satisfaction.

We ensure that all communal areas are regularly cleaned and maintained as part of our management service.*charges apply.     This reduces disputes between tenants, keeps the property in great condition, and makes your HMO more attractive to high-quality tenants.

Before a new tenancy begins, we also arrange professional cleaning of individual rooms.*charges Apply.  A freshly cleaned room gives tenants a positive first impression and helps set the tone for them to take good care of the property during their stay. Professional cleaning also protects your furniture, fixtures, and fittings, prolonging their lifespan and safeguarding your investment.

In short, consistent communal cleaning and professional room preparation help keep your HMO compliant, desirable, and well-cared-for, while improving tenant retention and satisfaction.*Charges apply.

📝 Inventory & Property Inspections

At Rooms To Let North East, we take careful, professional inventories and inspections to protect both landlords and tenants.*charges apply . Our service includes:

• Detailed inventories of all rooms, fixtures, and fittings.

• Photographic evidence of the property’s condition.

• 360° virtual images for an immersive view of each room.

• Regular property inspections to monitor maintenance and compliance.*Charges apply

Benefits for Landlords

• Protects your investment: Clear records of the property’s condition reduce disputes over damages and deposits.

• Supports legal compliance: Inventories are a key part of evidence if tenancy disputes arise or a tribunal is required.

• Keeps your property in top condition: Regular inspections identify maintenance issues early, avoiding costly repairs later.

• Improves tenant satisfaction: Tenants feel the property is well-managed, clean, and safe.

• Peace of mind: Professional reporting, with photos and 360° views, ensures transparency and accountability.

Our comprehensive approach means every property is well-documented, maintained, and visually presented — helping landlords maximise returns while keeping tenants happy.

🌟 Property Management:

At Rooms To Let North East, we use specialist HMO CRM software to expertly manage our House in Multiple Occupation (HMO) properties. This system allows us to efficiently handle everything from tenant management to compliance and maintenance tracking.

We also have a dedicated CRM system for standard rental properties, ensuring that we can deliver the same high level of service and organisation across both HMO and traditional rentals.

This dual-system approach means we can cater effectively to all property types — offering landlords and tenants a smooth, professional experience every step of the way.

📸 Marketing Your Property

At Rooms To Let North East, we know first impressions matter. That’s why we include professional marketing as part of our management service.

Every property we “manage” benefits from:

• High-quality professional photography – showing your property at its best

• 360° virtual viewings – allowing prospective tenants to explore the space online

• Detailed floor plans – giving clarity on room sizes and layouts

These tools attract more tenants quickly, reduce time on the market, and help ensure your property is let to reliable, quality tenants. By including this in our management package, we take the hassle off landlords while maximising occupancy and rent potential. *charges normally apply on other services like Tenant find Only

💬 Need Expert Support?

We specialise in full-service HMO management across the North East — handling everything from licensing and compliance to tenant care.
If you’re a landlord looking for a stress-free, compliant, and profitable HMO experience, we’d love to help.

📞 Contact our team today to find out how we can manage your HMO property the right way.