FREQUENTLY ASKED QUESTIONS
 

A House in Multiple Occupation (HMO) is a residential property rented out to three or more tenants who form more than one household and share facilities like a kitchen or bathroom. HMOs often generate higher rental yields than traditional buy-to-let properties.

Our HMO portfolio building service covers the full investment journey, from identifying high-quality HMO opportunities tailored to your goals, to supporting you through each stage of acquisition and setup.

We liaise directly with brokers, agents, solicitors, and surveyors on your behalf, ensuring a smooth and efficient purchase process. Where required, we can also connect you with our trusted network of finance, legal, and insurance professionals.

For investors seeking a fully hands-off experience, we offer optional project management and property management services, allowing you to build a high-performing HMO portfolio with minimal involvement.

We predominantly operate within the East Midlands and the East of England regions, with a strong focus on Northamptonshire and Peterborough. However, we also acquire HMO opportunities outside of these areas upon request, depending on your specific investment requirements.

ROI can vary significantly depending on the HMO model chosen. For example, existing HMOs typically achieve returns of 8–15%+, while Social Housing HMOs often return 12–20%+. HMO conversions can deliver 15–25%+ due to the added value through refurbishment, and Rent-to-Rent HMOs can reach 50%+ ROI due to minimal upfront investment.

Returns also depend on factors such as location, size of HMO, setup costs, and management efficiency.

Cash flow will vary depending on the HMO model, location, property size, and overall setup. On average, HMO conversions tend to generate £800 to £1,500+ in monthly net cash flow, while Rent-to-Rent HMOs typically produce £500–£1,200+. Social Housing and Existing HMOs usually achieve between £600 and £1,200+ per month. Smaller 4-bed HMOs at entry level typically fall towards the lower end of these ranges.

These figures reflect net cash flow after standard costs, including mortgage or rent payments, bills, and management fees. In general, larger HMOs with more rooms deliver higher cash flow, particularly when the property is well presented and paired with high tenant demand.

The initial upfront costs including sourcing fees for Rent-to-Rent HMOs are typically around £8,000+. For Social Housing and Existing HMOs, the upfront investment starts at £70,000, while HMO conversions typically require around £100,000+, with the use of bridging loans or development finance often reducing the upfront capital needed.

These figures serve as a general benchmark for our investment areas, though exact costs will vary depending on personal circumstances and the specifics of the investment. We’ll discuss your budget and funding options during the discovery call to recommend the best approach.

Our fees vary depending on the HMO model and the level of service selected. We offer clear, structured pricing across our portfolio building service, project management, and property management services.

All fees are explained in detail during your discovery call, with full transparency and no hidden costs.

We start with a discovery call to understand your investment goals, budget, and the type of HMO model you're looking to invest in. During this call, we’ll outline the onboarding requirements, including necessary documentation and the AML (Anti-Money Laundering) process.

If we’re a good fit, we’ll guide you through a straightforward onboarding process. Once you're onboarded, we’ll begin presenting suitable HMO opportunities based on your criteria.

We handle negotiations and liaise with brokers, agents, and solicitors on your behalf, offering full support through to completion. Optional project management and property management services are also available if required.

While we have extensive experience and knowledge in property investment, we are not authorised to provide legal, financial, or tax advice.

We strongly recommend that you seek independent advice from qualified professionals in these areas to ensure decisions are tailored to your specific circumstances.

Every property undergoes thorough due diligence, including market research, rental demand analysis, compliance checks, and financial viability assessments, ensuring it aligns with your investment criteria.

Absolutely. We encourage site visits where feasible, so you can assess the property first-hand before making any commitments.

Our Property Management services currently cover the whole of Northamptonshire and Peterborough. As we continue to grow, we have plans to expand our service offering into additional areas to support more landlords across the region.

Yes, we have expertise in project management and can provide these services independently. However, if project management services are used alongside our portfolio building service, clients benefit from a discounted fee.

Please see our Project Management page for more information.

Yes, our property management department operate independently of our portfolio building service however, similar to project management, clients who wish to use these services alongside our portfolio building service benefit from discounted fees.

Please see our Property Management page for more information.

To help you make an informed decision, you can book a discovery call with our Property Management team. During the call, we’ll take the time to understand your investment goals, personal circumstances, and the current setup of your property.

From there, we will arrange a property viewing to assess its suitability for each service. Based on this, we’ll provide clear, expert guidance on whether our HMO Management service or Guaranteed Rent Scheme is the most suitable option for your investment.

Yes, we offer HMO staging as an optional add-on service. Staging helps present the property in the best possible light, making it more attractive to potential tenants. This often results in faster lettings and stronger rental returns.

Alongside staging, we also provide professional photography to ensure your investment is marketed effectively. If you're looking to maximise your rental income and minimise void periods, staging is a smart investment.