What is a HMO?

The Housing Act 2004 contains a definition of a House in Multiple Occupation (HMO) which was brought into force from 6th April 2006 in England and 30th June 2006 in Wales.

If you let a property that fits one of the following descriptions it is a HMO:

  • An entire house or flat which is let to 3 or more tenants who form 2 or more households and who share a kitchen, bathroom or toilet.
  • A house which has been converted entirely into bedsits or other non-self-contained accommodation and which is let to 3 or more tenants who form two or more households and who share kitchen, bathroom or toilet facilities.
  • A converted house which contains one or more flats which are not wholly self contained (ie the flat does not contain within it a kitchen, bathroom and toilet) and which is occupied by 3 or more tenants who form two or more households.
  • A building which is converted entirely into self-contained flats if the conversion did not meet the standards of the 1991 Building Regulations and more than one-third of the flats are let on short-term tenancies.
  • In order to be a HMO the property must be used as the tenants’ only or main residence and it should be used solely or mainly to house tenants. Properties let to students and migrant workers will be treated as their only or main residence and the same will apply to properties which are used as domestic refuges.

What type of property do you take?

We consider all properties, our preference is houses or flats with a minimum of 3 bedrooms and 2 reception rooms. We will take on properties with or without parking or a garden. The property doesn’t even have to be in good condition as we can quickly and easily deal with any issues. If you are interested, contact us to find out how we can help.

Do you pay a deposit?

We do not pay a deposit to you as each of our tenants pays a deposit for their room which we secure in the Deposit Protection Scheme, DPS.

These deposits are used to safeguard your investment in the unlikely event of there being damage to your property.

How and when do I receive my rent?

Your rent is always paid on the same day every month by standing order or BACS transfer into the bank account of your choice.

What fees do you charge and when?

At Bristol Room Lets we do not take fees from our property owners! Not a single penny. Plus we don't even charge you a tenant finder fee or the usual ridiculously high management fees that you have come to expect from letting agents. We provide these services as standard as part of our deal.

We make our money from the difference between what the tenant pays us and what we pay you and cost of the utility bills – It really is as simple as that!

How many properties would to take from me?

We are happy to take on as many properties as you wish to offer, so long as they meet our criteria.

Should I recommend my friends to contact you?

We would love to hear from anyone that you can recommend to us. We pay a finders fee of £200 for every house that we take on through referral from existing clients.

Don't HMO's suffer from excessive wear and tear?

Many landlords are put off by the idea of having sharers in their property as they believe the houses will suffer more wear and tear. This isn’t case when letting your property to Bristol Room Lets. At the end of our 5 year contract your property will be in a better condition than if were rented by a typical letting agent. This is because we are very careful about who we let our rooms to, we have a fortnightly cleaner and also carry out minor maintenance repairs at our cost throughout the duration of our contract.

Who carries out your repairs and maintenance?

We have a full range of building trades at our disposal who work with us to create great homes for our tenants and to maintain the value of your investment. All minor day to day maintenance issues and repairs, up to £50 in value, are carried out by us, in house as part of our commitment to you and your property. We work with you to resolve any major issues such as heating and structural repairs.

Will I have to deal with tenants?

The simple answer is No you won't, not for the duration of our agreement. We find the tenants, vet and credit check them and move them in and out. Any house issues are felt with by us as are any problems with rent payments. All emails, phone calls, viewings, and meetings are carried out by us as part of the deal.

What happens if there is damage in the house?

In the unlikely event of there being any malicious damage to your property, we would carry out the necessary repairs immediately and then charge the tenant responsible for the damage. We have not had to do this, even once, in the last 15 years.

What are my responsibilities as the property owner?

You will be responsible for insuring your property, as required by your lender. You will also be responsible for the cost of Gas and Electrical safety testing as well as any large repairs and maintenance such as to the heating, hot water, drainage as well as to the fabric of the property.

Who will pay for ongoing repairs?

As the property owner you will be responsible for the cost of repairs and safety checks. We will manage and organise these for you, seek your approval and ask you to pay once completed. We always get quotes and seek your permission before any work is carried out.

What if tenants don't pay their rent on time?

That is our problem, not yours. You won't ever hear about this as we will be on top of this issue as soon as a rent payment is missed. Your rent is paid by us every month, on time and in full.

What involvement will I have with my property?

After our contracts are signed and we take over your property, if you don’t want, to you wouldn’t have to set foot in the house again until the end of our contract. If you want to do quarterly inspections that’s fine too. We will pay you the agreed rent each month by standing order or BACS, and we will provide you with updates on inspections and any maintenance required, including electrical and gas safety checks. We take all the hassle out of being a landlord, no tenant issues, no voids, no missing rents- just the agreed monthly payment and complete peace of mind.

What if I wish to terminate our contract early?

If you wish to take back control of your property before the end of our contract we ask that you give us 6 months notice to allow our tenants to find new homes and to allow all AST's to run their course.