Author: Sam Gaskin

Summer is here! Is the drought of tenant enquiries over? If you’re an HMO landlord in Manchester, you might have noticed a significant drop in enquiries on SpareRoom this year. The rise of purpose-built co-living spaces, such as Union by Vita Group, could be a key factor affecting the traditional house share market. With the opening of Union’s new development in Manchester city centre, offering modern amenities and a vibrant community, traditional HMO landlords might be feeling the pressure.

The Rise of Co-Living in Manchester

Co-living is reshaping the rental landscape in Manchester. Union’s new development, with 870 bedrooms and an additional 806 planned for 2025, epitomises this trend. These high-quality 1-3 bed co-living apartments come equipped with co-working spaces, an on-site gym, and a flatmate matching service, making them highly attractive to young professionals.

The increasing popularity of co-living is driven by the need for flexible and affordable living options, particularly among millennials and young professionals. The ability to rent for as little as one month provides a practical solution for those seeking flexibility and a community-focused lifestyle.

The Impact on Traditional House Shares

With the emergence of purpose-built co-living spaces like Union, traditional HMO landlords are facing new challenges. The modern amenities and community-centric features offered by co-living developments are highly appealing to young professionals looking for a house share in Manchester city centre. The convenience of having everything from fitness facilities to social spaces within the same building adds a significant level of attraction.

This shift in preference is evident in the statistics. Union currently has 101 adverts on Manchester SpareRoom, equating to about 400 rooms, with prices ranging from £945 to £1140. These figures suggest that many potential tenants are opting for the enhanced living experience provided by co-living spaces over traditional house shares.

Should HMO Landlords Be Worried?

The question of whether HMO landlords should be worried about the rise of co-living spaces elicits varied opinions. Here are some perspectives based on recent discussions among landlords and industry professionals:

Different Market Segments

Many argue that co-living spaces like Union cater to a different segment of the market compared to traditional HMOs, particularly those in the suburbs. For example, en suite rooms in Salford typically rent for £650-£750, while Union’s rooms are priced higher at £945-£1140. This price difference suggests that co-living developments target tenants with higher budgets, often those who might currently be renting studio or one-bedroom flats at even higher prices, such as £1,200+.

Location-Specific Demand

The success of co-living spaces may be limited to city centre locations where there is a high population density and ample job opportunities that justify the inclusion of amenities like co-working spaces. Outside of city centres, where Article 4 directions might restrict the proliferation of HMOs anyway, the demand for such high-end co-living spaces might not be as strong.

Competition for Quality Properties

There is consensus that co-living spaces will compete with high-quality HMOs and studio flats in or near the city centre. These properties typically attract young professionals who value convenience and modern amenities, which are precisely what co-living spaces offer. Therefore, landlords with properties in these prime locations might feel the competitive pressure more acutely.

Tenant Overlap

While tenants who rent rooms at £650-£750 might be able to afford the higher prices of co-living spaces, this overlap is likely not significant enough to cause a major shift in the market. However, the presence of co-living spaces does introduce more choice for tenants, which can affect demand dynamics for traditional HMOs.

What HMO Landlords Can Do About Reduced Manchester SpareRoom Enquiries?

If you’re a HMO landlord noticing a drop in SpareRoom enquiries, there are several strategies you can implement to boost your listings’ visibility and appeal, helping you survive the drought and minimise voids.

Create a Waiting List

Establishing a waiting list can help manage tenant interest and ensure you have potential tenants lined up when rooms become available. This proactive approach keeps your properties occupied and reduces vacancy periods.

Conduct a Market Rent Review

Regularly review the market rent by comparing at least 10 similar properties and recent lets. This will help you establish a competitive and attractive rental price for your listings, ensuring you attract more enquiries.

Update Manchester SpareRoom Adverts Daily

Keep your listings fresh by updating them daily. This practice keeps your ads at the top of search results, increasing their visibility and the likelihood of enquiries.

Consider Featured Ads

Investing in featured ads can significantly boost your listings’ exposure. Featured ads appear at the top of search results and attract more views, leading to higher enquiry rates.

Write a Killer Manchester SpareRoom Ad

Crafting a compelling SpareRoom ad is crucial. Highlight the key features of your property, such as location, amenities, and unique selling points. Use high-quality photos and include detailed descriptions to give potential tenants a clear understanding of what to expect. Here are some key points to consider:

• Headline: Create an attention-grabbing headline that includes essential information like the number of bedrooms and key features.
• Description: Provide a detailed description of the property, including amenities, location benefits, and any special features.
• Photos: Use high-quality images that showcase the property’s best aspects. Ensure the rooms are clean and well-lit.
• Call to Action: Encourage potential tenants to contact you for viewings or more information.

Speed to Lead – Jump on Those Manchester SpareRoom Messages!

In the competitive rental market, responding promptly to enquiries is crucial. Studies have shown that the faster you respond to a potential tenant’s enquiry, the more likely you are to secure a viewing and, ultimately, a tenancy. Here are some tips for improving your speed to lead:

• Immediate Responses: Aim to respond to enquiries within minutes, if possible. Use automated response tools if you can’t always be available.
• Flexible Viewing Times: Offer flexible viewing times, including evenings and weekends, to accommodate the schedules of prospective tenants.
• Follow-Up: If a potential tenant shows interest but doesn’t immediately commit, follow up with them to keep the conversation going and address any concerns they may have.

Or… Work with a Trusted HMO Partner

Managing a successful HMO can be time-consuming and challenging, especially with the increasing competition from purpose-built co-living spaces. At Confidence Property, we specialise in managing house shares and ensuring high occupancy rates. Our proactive approach to HMO Lettings includes implementing strategies to optimise rents and minimise vacancies, ensuring that your investment yields the highest possible return.

By choosing Confidence Property, you can relax with peace of mind knowing that we’re doing the hard work for you. We won’t rest until we’ve found you a great tenant!

Book a FREE HMO Rent Valuation

WHAT DO I GET?
✅ Expert local knowledge from our Lettings Negotiator
✅ Rent Review Spreadsheet specific to your HMO
✅ Market Rent value for each room
✅ 10 SpareRoom comparables with advert links

Ensuring the safety of tenants in Houses in Multiple Occupation (HMOs) is not just a moral obligation but a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 and the Housing Act 2004. Regular HMO fire risk assessments are essential to maintain compliance with fire safety regulations and protect residents from potential fire hazards.

Understanding Fire Risks in HMOs

HMOs are unique in their structure and occupancy, often housing multiple tenants who share common areas. This increases the complexity of fire safety management. Properties that fall under the HMO category have at least three tenants forming more than one household, and larger HMOs (three or more storeys or housing five or more tenants) require a licence.

Legal Framework and Responsibilities

Under the Regulatory Reform (Fire Safety) Order 2005 (Article 9) and the Housing Act 2004*, landlords or managing agents (referred to as the “Responsible Person”) are required to carry out comprehensive fire risk assessments. This assessment must be suitable, sufficient, and regularly reviewed to account for any changes in the property or its use.

*While the Housing Act 2004 itself does not explicitly state that a fire risk assessment must be conducted, the requirement for ensuring that HMOs meet fire safety standards effectively mandates such assessments

Conducting HMO Fire Risk Assessments

Step-by-Step Approach

1. Identifying Hazards: Examine potential fire hazards like faulty electrical systems, flammable materials, and blocked escape routes.
2. Evaluating Risks: Assess the level of risk associated with each hazard, classifying them as low, medium, or high.
3. Implementing Safety Measures: Install necessary fire safety equipment and ensure escape routes are clear.
4. Educational Responsibilities: Provide tenants with information on emergency procedures.
5. Regular Review and Update: Continuously review and update fire safety measures to reflect changes in the property.

Regular Reviews and Updates of HMO Fire Risk Assessments

Fire risk assessments should be reviewed at least annually or whenever significant changes occur in the property. This ensures that all fire safety measures remain effective and up to date with current regulations. Failure to comply with these requirements can lead to severe penalties, including fines and imprisonment.

Why is a Fire Risk Assessment Required in an HMO but Not a Single Let?

Increased Complexity and Risk in HMOs

HMOs inherently carry higher fire risks compared to single-let properties due to several factors:

1. Multiple Households: HMOs accommodate multiple unrelated tenants who may have different lifestyles and habits, increasing the likelihood of fire hazards such as unattended cooking or smoking indoors.
2. Shared Facilities: Common areas like kitchens, living rooms, and corridors are shared by all tenants, creating higher foot traffic and more opportunities for fire to start and spread.
3. Fire Safety Equipment: More complex fire safety measures are required in HMOs, including multiple smoke alarms, heat detectors, fire doors, and emergency lighting, which need regular inspection and maintenance.
4. Escape Routes: Ensuring clear and accessible escape routes is more challenging in HMOs due to the number of tenants and the complexity of the building layout.

Who Should Carry Out HMO Fire Risk Assessments?

The Regulatory Reform (Fire Safety) Order 2005 specifies that a fire risk assessment must be carried out by a “competent person.” This means someone with the necessary training, knowledge, and experience to identify fire hazards and implement appropriate safety measures.

Landlord

Landlords may choose to conduct fire risk assessments themselves to save costs and maintain direct control over the process. However, this approach requires thorough knowledge of fire safety regulations and significant time commitment. If the assessment is inadequate, landlords could face severe legal repercussions in the event of a fire.

Agent

Managing agents can perform fire risk assessments on behalf of landlords. This option provides a balance between cost and expertise, as agents are often familiar with property regulations. However, it is crucial to ensure that the agent has the necessary fire safety knowledge and experience to conduct a comprehensive assessment.

Fire Protection Company

Hiring a fire protection company might seem convenient, but it can present a conflict of interest. These companies might have a vested interest in identifying issues that they can subsequently charge to fix. This could lead to unnecessary expenses for the landlord.

Independent Fire Risk Assessor

Engaging an independent fire risk assessor is often the best option for an unbiased and thorough evaluation. Independent assessors bring specialised knowledge, stay updated with the latest regulations, and provide peace of mind that all safety measures are genuinely necessary and not driven by profit. This approach ensures compliance and enhances tenant safety without the risk of conflicts of interest. At Confidence Property we work with a Competent Fire Risk Assessor accredited with the Nationally Accredited Fire Risk Assessors Register.

Conclusion

Regular fire risk assessments are crucial for ensuring the safety of tenants in HMOs and maintaining compliance with legal requirements. By understanding the unique fire risks associated with HMOs and implementing comprehensive safety measures, landlords can create a safe living environment.

HMO Fire Risk Assessments – have you had one done within the last 12 months?

If not, then you are not compliant and risk fines and prosecution.

Take action now and book a FREE Q&A call with our friendly HMO expert.

As an HMO landlord, you’re likely aware of the Renters Reform Bill but may need a refresher on its details and the latest developments. Recently, the bill has seen significant political maneuvering, especially with the announcement last week of the upcoming general election on the 24th of July, adding another layer of complexity to its progression.

Key Provisions of the Renters Reform Bill

1. Abolition of Section 21: One of the most pivotal elements of the Renters Reform Bill is the abolition of Section 21, commonly known as “no-fault evictions”. This provision currently allows landlords to evict tenants without providing a reason. The bill proposes that evictions must now follow Section 8, which requires specific grounds such as rent arrears or breaches of tenancy agreements. While this aims to offer greater security to tenants, landlords fear it could lead to prolonged eviction processes and potential financial losses if tenants default during disputes​.

2. Elimination of Fixed-Term Tenancies: The bill also proposes eliminating fixed-term tenancies in favor of more flexible, open-ended tenancies. This change is intended to provide tenants with more stability, but it may complicate rental term management for landlords. Indefinite tenancies mean that tenancies continue until either the tenant or landlord ends them with valid grounds, necessitating adjustments in long-term financial planning for landlords​​.

3. Right to Request Pets: Tenants would gain the right to request keeping pets in their rented homes, which landlords must consider reasonably. While this provision aims to make renting more accommodating for pet owners, it adds complexity for landlords who must balance this with maintaining property standards and managing increased maintenance costs​.

4. Additional Provisions:

• Property Portal and Ombudsman: Introduction of a new Property Portal and a Private Rented Sector Ombudsman to ensure compliance and resolve disputes.
• Rent Review Clauses: Banning rent review clauses, meaning landlords must only use Section 13 notices to increase rents.
• Decent Homes Standard: Applying the Decent Homes Standard to the private rental sector to ensure all rented homes meet a minimum quality​. As HMOs are already subject to strict licensing standards, this shouldn’t be a cause for concern.

Legislative Progress and Political Context

1. Legislative Progress: The Renters Reform Bill has navigated various stages of legislative scrutiny since its introduction in May 2023. It passed its third reading and moved to the House of Lords by May 2024. Despite these advancements, the bill faces significant delays and political hurdles, with its passage into law expected to be deferred until late 2024​.

2. Current Status in the Lords: The Bill has passed its second reading in the House of Lords, where members debated its key provisions and suggested amendments. The next stage is the Committee stage, which involves detailed, line-by-line examination and potential amendments to the Bill​.

3. Political Landscape: Recently, the bill has encountered substantial political resistance. Conservative MPs, influenced by landlord groups, have pushed for amendments that some campaigners argue have watered down the bill’s original intent. The latest setback came when the bill was excluded from the “wash-up” list of legislation to be rushed through Parliament before the upcoming general election, causing significant controversy and disappointment among tenant advocacy groups​.

Implications for Landlords

1. Documentation and Compliance: With the abolition of Section 21, landlords will need to ensure robust tenancy agreements and thorough documentation to comply with Section 8 requirements. This necessitates a more proactive approach to property management, including regular inspections and prompt resolution of tenant issues to avoid potential conflicts leading to evictions​.

2. Financial Planning: Indefinite tenancies will require landlords to adjust their financial planning strategies. While this could attract a more diverse tenant base, it introduces uncertainties regarding tenancy durations and turnover rates. Landlords must prepare for longer-term commitments and the potential complications in ending tenancies, impacting rental income stability​.

3. Maintenance and Pets: The new right for tenants to request pets will necessitate changes in tenancy agreements and might lead to increased maintenance costs. Landlords will need to balance accommodating pet-owning tenants with maintaining property standards, possibly revising agreements to include clauses about pet-related responsibilities and deposits for additional cleaning or repairs​.

Recent Developments and Reactions

The bill’s recent shelving has sparked outrage among tenant advocacy groups and political opposition. Campaigners and charities like Shelter have accused the government of bowing to landlord lobbyists, compromising the bill’s effectiveness in providing security and fairness to renters. The delay has heightened concerns about rising eviction rates and homelessness, with official figures showing a significant increase in no-fault evictions​.

Labour and Liberal Democrats have criticized the Conservative government for failing to fulfill their promise to end no-fault evictions, suggesting that if the bill is not passed before the election, it might be further delayed or altered under future political administrations​​.

Summary

Whether we like it or not, The Renters Reform Bill is coming in although whether it achieves its objective to make renting fairer for all is highly debateable. The bill’s future remains uncertain, especially with the general election set for July 4, 2024​​. The Bill is currently at the Committee stage in the House of Lords, where it will undergo detailed examination and potential amendments. This process is time-consuming and could extend over several months​.

If the current government fails to pass the Bill before the election, a change in administration could result in further delays or significant alterations to the proposed legislation. Many landlords prefer the bill to pass under the current Conservative government rather than risk a Labour government implementing even stricter regulations, including potential rent control measures​​.

Worried about compliance? At Confidence Property, we’re always keeping up to date with the latest developments, standards, and legislation. If we can help in any way, book a call with us here.

As an HMO landlord, ensuring that your properties have efficient and reliable hot water systems is crucial. Properly managing hot water and heating can significantly impact your tenants’ satisfaction and your operating costs. Here’s a detailed guide on hot water systems suitable for HMOs, informed by industry best practices and expert advice.

Hot water is a vital component in any household, and in HMOs, the demand is even higher due to multiple occupants. Inefficient systems can lead to increased energy bills and disgruntled tenants. Here’s what you need to know about different types of hot water systems and their suitability for HMOs.

TYPES OF HMO HOT WATER SYSTEMS

GAS

• Advantages: Gas boilers are generally the most cost-effective way to heat water and provide heating. They are less expensive to operate compared to electric systems.
• Disadvantages: While gas boilers are efficient, they are being phased out in the UK due to environmental concerns. Additionally, standard combi boilers may not suffice for HMOs as they struggle with simultaneous demand for hot water.

Combi Boilers

• Advantages: These boilers provide hot water on demand without the need for a storage tank.
• Disadvantages: They are not ideal for HMOs due to their limited capacity to supply multiple showers simultaneously. Upgraded models are necessary for larger demands, but they can still result in erratic water temperatures if water is drawn from multiple outlets.

Pressurised Systems (Unvented Systems)

• Advantages: These systems, such as the “Megaflo,” store hot water at mains pressure, ensuring a strong and consistent flow. They are ideal for properties with multiple bathrooms as they maintain pressure even when multiple taps are in use.
• Disadvantages: Installation costs are higher, and they require a minimum water pressure to function efficiently. Annual maintenance is necessary to keep the system in good working condition.

ELECTRIC

• Advantages: Electric showers are easy to install and can provide hot water on demand.
• Disadvantages: These units are very energy-intensive, often running at around 14KW. This can lead to high electricity bills and potential issues with electrical circuit capacity.

ENHANCING WATER FLOW RATES

• Flow Rates: The water flow rate is critical in determining how many showers and taps can run simultaneously without a pressure drop. You can measure this using a simple device.
• Increasing Supply: Upgrading the main water supply pipes to 25mm or 32mm can significantly improve the flow rate, ensuring sufficient water supply for all occupants.

ADDITIONAL CONSIDERATIONS FOR HMO HOT WATER SYSTEMS

• Accumulator Tanks: These tanks store cold water and help maintain pressure by supplying water to the hot water tank when mains pressure is low. This prevents interruptions during high-demand periods.
• Eco-Showerheads: Installing eco-showerheads can reduce water usage to around 6 litres per minute compared to the standard 12-20 litres. This not only conserves water but also reduces energy costs.

Conclusion

Selecting the right hot water system for your HMO can improve tenant satisfaction and reduce operational costs. While initial investments in systems like unvented hot water systems may be higher, their long-term benefits in efficiency and reliability make them a worthy consideration. Always ensure regular maintenance to keep these systems running smoothly and effectively.

By staying informed and making strategic decisions about your hot water systems, you can enhance the living experience for your tenants and manage your properties more efficiently.

At Confidence Property our priority is the profitability of your asset.
Get in touch if you need any HMO advice or help!

Are you a Salford HMO Landlord? The recent spate of penalties for failing to comply with The Licensing and Management of Houses in Multiple Occupation (HMO) Regulations 2007 serves as a vital wake-up call for the importance of adhering to legal property management standards. Over the 12 months, fines of up to £22,500 have been imposed on 9 Salford HMO Landlords, illustrating the severe financial and reputational consequences of non-compliance.

Understanding HMO Regulations

The HMO Regulations of 2007 lay out a detailed framework aimed at ensuring the safety, health, and well-being of tenants in HMOs. These regulations mandate standards for fire safety, maintenance of water supply and drainage, upkeep of common areas, and overall fitness of the property for habitation. It’s imperative for landlords to ensure their properties meet these regulations to avoid hefty fines and ensure tenant safety.

Key Compliance Areas for the Salford HMO Landlord

For landlords to remain compliant with HMO management regulations, attention to the following areas is critical:

Ensuring Fire Safety

Appropriate fire safety measures must be in place, including smoke detectors and fire doors, alongside regular fire safety assessments to ensure all safety measures are functional.

Maintaining Water Supply and Drainage

It’s essential to maintain an adequate and safe water supply and drainage system, ensuring water is safe for consumption and sewage systems are operational.

Upkeep of Common Areas

Landlords are responsible for the cleanliness and repair of common areas within an HMO, ensuring these spaces are safe and hygienic.

Fitness for Habitation

Properties must be structurally sound, with adequate lighting, ventilation, and heating to be considered fit for habitation.

The Cost of Non-Compliance

The penalties issued in Salford highlight the financial risks of non-compliance, with fines reaching up to £22,500. Beyond the immediate fines, landlords may face long-term issues such as challenges in obtaining future licenses and possible legal actions from tenants.

Why Compliance Matters for the Salford HMO Landlord

Compliance with HMO regulations is essential for tenant safety and well-being. Properties that adhere to these standards are more likely to attract and retain tenants, ensuring a stable rental income for landlords.

A Proactive Approach to Compliance for the Salford HMO Landlord

Landlords should adopt a proactive approach to compliance, with regular inspections and maintenance to meet the required standards. Engaging professionals for compliance checks can also help in identifying and addressing potential issues before they escalate.

Further Information on Fines

For detailed information on the fines and enforcement actions taken against non-compliant landlords in Salford, please visit Salford City Council’s Housing Enforcement Action page. This resource provides valuable insights into the consequences of non-compliance and the importance of adhering to HMO regulations.

Are you a Salford HMO Landlord? A reminder to act now

The penalties issued by Salford Council are a stark reminder of the critical importance of compliance. Landlords are encouraged to take immediate action to ensure their properties meet the required standards, focusing on key compliance areas and adopting a proactive management approach. This will not only help in avoiding financial penalties but also in ensuring the safety and well-being of tenants.

In summary, the recent fines imposed on Salford HMO landlords underscore the necessity of complying with HMO regulations. By focusing on essential compliance areas and taking a proactive stance on property management, landlords can safeguard their investments and ensure their properties offer safe, compliant homes for their tenants.

At Confidence Property, we are dedicated to supporting landlords in navigating these complexities, ensuring your HMOs in Salford meet compliance standards, safeguarding both your investment and the well-being of your tenants.

If you’re scratching your head as to why your monthly energy bill is so expensive, it might be that you’re paying too much. Regularly checking your energy prices has become an essential task for HMO Landlords, especially since the energy crisis in 2022.

Commercial vs Domestic Rates

A significant aspect of managing HMO energy costs involves deciding between domestic and commercial rates. Traditionally, commercial rates were the go-to option for HMO properties. However, the landscape has shifted dramatically since the onset of the energy crisis. At the time of writing, domestic rates are generally more competitive. If you’re on a commercial fixed rate then you should check against the market domestic rate – use comparison sites such as MoneySuperMarket and Uswitch . If the rates are cheaper then contact your energy supplier to explain that the supply is for a domestic property and you want to change to the domestic rate.

Ensuring You’re Not Overpaying on Commercial Rates

If your HMO is on a commercial energy rate and you’re happy to stay on it, it’s vital to ensure you’re not inadvertently overpaying. Firstly, check your bills to ensure that you are not paying the climate change levy (CCL). The CCL is a government-imposed tax aimed at encouraging energy efficiency and reducing greenhouse gas emissions. However, residential properties, including HMOs, are typically exempt. Secondly, confirm that you’re being charged the reduced VAT rate of 5% applicable to residential energy supplies. These adjustments can make a significant difference to your overall energy costs. To apply for these exemptions, contact your energy supplier directly and provide the necessary documentation to prove your eligibility.

HMO Energy Prices – The Power of Negotiation with Brokers

Using a broker can simplify the process of finding the best energy deals. However, the key to maximising this advantage lies in negotiation. Don’t hesitate to pit one broker against another to secure the most competitive rates. Brokers have access to deals that may not be directly available to the public, and their desire to win your business can work in your favour. Ensure you’re clear about your needs and the rates you’re being offered elsewhere. This transparency can motivate brokers to find you deals that match or even undercut the competition.

How Confidence Property Can Help Reduce Your HMO Energy Prices

At Confidence Property, we understand the importance of managing HMO energy prices effectively. While our primary focus isn’t on the energy market, our commitment to supporting HMO Landlords encompasses providing valuable information and guidance on all aspects of property management, including energy cost optimisation and typical kWh consumption.

By staying informed and proactive, you can navigate the challenges of the current energy landscape with confidence.

Fire extinguishers in HMOs can be a contreverisal topic. If you’ve researched this then you’ll find various opinions, legislation, standards, council requirements that can often contradict each other.

So how do you decide whether to install fire extinguishers in your HMO?

In this article we look at the UK requirements, the pros and cons and how to decide for your HMO.

Requirements

Council HMO Standards

Different councils have different policies on fire extinguishers. As a first step, it’s a good idea to call your local HMO Officer to ask what their policy is. Many Councils, following advice from the Fire Service, now advise against installing extinguishers in order to reduce the risk of tenants attempting to tackle fires, rather than evacuate the building. Instead, occupants should get out, call 999, and stay out.

Fire Risk Assessment

The Regulatory Reform (Fire Safety) Order 2005 sets out the legal requirements required for fire safety in the common areas of an HMO. There must be a responsible person for ensuring compliance, normally the Landlord or Letting Agent. The responsible person must carry out a fire risk assessment.

Although you can undertake a Fire Risk Assessment yourself, it is highly recommended to use a professionally trained fire risk assessor or fire protection company who has the necessary expertise and experience to identify potential fire hazards and recommend appropriate safety measures. They can also provide advice on the latest fire safety regulations and standards.

The risk assessment must be upated on an annual basis.

In 2008 the goverment published the LACORS guidance on fire safety, although parts of the guidance are now outdated. This guidance does not recommend supplying fire extinguishers unless there are resident staff who are trained in their use, as they can lead to problems if they’re not properly maintained or where they are discharged through malice.

Fire Extinguisher Requirements

Where provided, fire extinguishers should:

• comply with BS EN 3-7
• be maintained in accordance with BS 5306-3:2017 (annual service by competent person)
• BS5306 recommends that fire extinguishers are tested by discharge every five years (water foam and powder) and refilled or replaced, and every ten years (CO2).
• Under the Fire Order, where extinguishers are provided the responsible person must ensure that training is provided to the tenants and repeated periodically where appropriate

Should I remove Fire Extinguishers from my HMO?

If not required by your Council or Fire Risk Assessment then it probably makes sense to remove any fire extinguishers in order to avoid unecessary training, service and replacement costs. In Manchester at the time of writing (2024), it currently costs around £60 for an annual service of all extinguishers and £45 – £75 to replace a fire extinguisher depending on size and type. As an illustration, removing 3 extinguishers would save around £8/month in service and replacement costs (every 5 years), excluding training.

Fire Extinguishers in HMOs – Conclusion

Fire extinguishers are not a legal requirement in HMOs unless a fire risk assessment deems them necessary. You should also check the requirements of your local council.

If you do decide to install fire extinguishers then make sure they are serviced annually by a competent person in accordance with BS 5306-3 and replaced (or discharge test carried out) every 5 years. Also make sure that regular training is provided to your tenants.

At Confidence Property we work with a Fire Protection Company so that our HMO Landlords can relax, knowing that their HMOs are compliant with the latest fire extinguisher legislation.

Salford Planning News. In October 2023, Salford Council announced their intention to introduce a Supplementary Planning Document with an HMO concentration criteria to assist in planning decisions. The threshold aims to prevent the over-concentration of HMOs in specific areas, thereby maintaining the residential character of neighbourhoods. On 23/02/24 the Draft Supplementary Planning Document (SPD) was made available and a consultation is running until Friday 5 April 2024.

10% HMO Concentration Threshold

Extended Article 4 Area – It’s Coming!

In October 2023 Salford Council decided that an additional Article 4 direction relating to small HMOs
(3-6 people) should be introduced and that this would come into force on 17 November 2024.

Any works to change the use of dwellinghouses to small HMOs which started before 17 November 2024 in the areas affected by the proposed additional (new) article 4 Direction can continue without the need for planning permission.

Engaging in the Consultation Process

For further information and to participate in the consultation, visit Salford City Council’s website.
All comments should be received by the city council no later than 4.30pm on Friday 5 April 2024.

What does this mean for me?

I have an upcoming HMO conversion project in the Proposed New Article 4 area

Start the works before 17/11/24 and keep a record.
Otherwise, you’ll need to put in a planning application which will be subject to the new 10% threshold if the SPD has been adopted.

I have an HMO in the Proposed New Article 4 area area that I’m thinking of extending to 6-persons

Start the works before 17/11/24 and keep a record.
Otherwise, you’ll need to put in a planning application which will be subject to the new 10% threshold if the SPD has been adopted.

I have an HMO in the Existing 2018 Article 4 area that I’m thinking of extending to 6-persons

We would highly recommend that you engage a Planning Consultant or Architect and submit a planning application as soon as possible before the SPD is due to be adopted in Summer 2014.

I want to do an HMO conversion in Salford

If you are looking at a property in the new article 4 area then consider the timeline for purchase and starting works. The clock is ticking towards the 17/11/24 deadline. If it looks like you’ll need planning then we would highly recommend that you engage a Planning Consultant or Architect. You could also look at the 3 remaining wards outside of article 4, namely Boothstown & Ellenbrook, Higher Irlam & Peel Green and Cadishead and Lower Irlam. However, you’ll need to bear in mind tenant demand and property prices.

I’m thinking about selling my Salford HMO

If your HMO is in an article 4 area then your buyer will probably require a Certificate of Lawful Development (CLD) if they are buying with a mortgage, or in order for them to submit a new HMO Licence Application (yes, Licensing are now asking for this!). You can apply for a CLD through the Salford Planning Portal.

On the plus side, if your HMO is an article 4 area then lenders will typically give it a higher valuation.

Confused!?

Don’t be. Here at Confidence Property we are here to help Landlords navigate the world of HMOs.
If we can help in any way then please get in touch!

Ensuite HMO rooms undoubtedly hold significant appeal for tenants, offering increased comfort, privacy, and convenience. However, before embarking on the journey of creating en-suite HMO rooms, it’s essential to carefully evaluate the associated pros and cons to determine whether they align with your investment goals and market demands.

The Benefits of Ensuite HMO Rooms

Tenant Satisfaction and Longer Tenancy

Ensuite HMO rooms are more popular among tenants, often leading to longer tenancy durations and higher rental payments. Tenants tend to appreciate the added comfort and privacy of ensuite facilities, resulting in higher overall satisfaction with their living arrangements.

Competitive Advantage

In many rental markets, properties with ensuite rooms command higher rents and enjoy greater demand. By offering ensuite facilities, landlords can position their HMO properties as premium options, attracting tenants willing to pay a premium for enhanced amenities.

Market Trends and Demand

The prevalence of ensuite HMO rooms in development plans and rental listings reflects a growing trend towards prioritising ensuite facilities. Understanding market demand and catering to tenant preferences can ensure the long-term viability and profitability of your HMO investment.

Factors to Consider Before Investing in Ensuite HMO Rooms

Cost Considerations

While ensuite rooms may yield higher rental income, landlords must carefully weigh the associated costs. From the initial refurbishment expenses to ongoing maintenance and upkeep, the financial implications of creating ensuite facilities can significantly impact profitability.

Affordability and Market Segmentation

It’s crucial to consider the affordability spectrum within your local market. Not all tenants can afford premium rents for ensuite rooms, highlighting the importance of offering a diverse range of accommodation options to cater to different budgetary preferences.

The Maintenance Challenges of Ensuite HMO Rooms

Ensuite rooms typically require more extensive maintenance compared to communal facilities. Landlords must factor in the additional cleaning and upkeep costs associated with ensuite bathrooms, which can affect overall rental yields.

Tenant Behaviour and Running Costs

Ensuite facilities can lead to increased water, gas, and electricity consumption, affecting running costs for landlords. Additionally, tenant behavior, such as prolonged showering in ensuite bathrooms, can further escalate utility expenses, necessitating careful monitoring and management.

Ensuite HMO Rooms – Striking a Balance

Providing Alternative Options

Incorporating a mix of ensuite and shared bathroom facilities can offer tenants flexibility while mitigating maintenance and affordability concerns. At Confidence Property we always recommend ensuring at least one off-suite or shared bathroom per HMO property to give tenants alternative options in case of maintenance issues or disruptions.

Tailoring Property Development to Market Needs

Adopting a market-driven approach to property development involves understanding tenant preferences and affordability constraints. Striking a balance between ensuite and non-ensuite rooms ensures that properties cater to a diverse range of tenants, maximising occupancy rates and rental income.

Monitoring and Maintenance Protocols

Implementing robust monitoring and maintenance protocols for ensuite facilities is essential for preserving property value and tenant satisfaction. Regular inspections, proactive maintenance measures, and clear communication with tenants can help address issues promptly and mitigate potential headaches.

In conclusion, while ensuite HMO rooms offer numerous benefits in terms of tenant satisfaction and rental income potential, their viability hinges on careful consideration of market dynamics, affordability, and maintenance requirements.

At Confidence Property, we understand the unique challenges of managing HMOs and offer tailored solutions to meet your needs. Let us take the stress out of managing your HMO portfolio so you can enjoy the rewards of your hard work. Explore our comprehensive landlord services today and discover how we can help you succeed in the world of HMOs. Learn more about our services and book a FREE HMO rent valuation.

Ensuite bathroom leaks are a common issue in HMO (House in Multiple Occupation) properties, frequently ranking as the primary maintenance concern for landlords. However, by implementing proactive measures, landlords can minimize the occurrence of leaks and reduce associated maintenance costs. Let’s explore practical strategies for preventing and addressing ensuite bathroom leaks in your HMO property.

The Common Causes of Ensuite Bathroom Leaks

• Blocked shower waste due to hair accumulation
• Missing grout between tiles
• Gaps in sealant around shower trays
• Lack of a solid base under the shower tray, leading to movement
• Loose push-fit connections in plumbing systems
• Use of push-fit waste pipes without welding

Get The Installation Right

Choosing the right plumber and ensuring proper installation are critical steps in preventing ensuite bathroom leaks. When selecting a contractor, consider factors such as:

• Experience and Expertise: Look for a contractor with extensive experience in HMO properties and check their qualifications and references.
• Reputation: Research the contractor’s reputation through reviews and testimonials to ensure reliability and professionalism.
• Insurance and Warranties: Verify the contractor’s insurance coverage and inquire about guarantees or warranties on workmanship and fixtures.
• For thermostatic showers ensure hot and cold feeds are connected correctly. We’ve had experience where the plumber installed them back to front, resulting in the T-bar being installed upside down, not working correctly and requiring remedial works.

Choose The Right Materials

Selecting high-quality materials is essential for preventing leaks. Consider the following:

• Material Quality: Opt for fixtures made from durable materials like brass or stainless steel to reduce the risk of corrosion and leaks.
• Sealant Quality: Use premium sealants and caulking materials to create watertight seals around fixtures and joints.
• Aquaboard Waterproofing: Moisture resistant plasterboard provides a waterproof, durable surface for tiling and enhance moisture resistance in ensuite bathrooms.

Choose The Right Design

At Confidence Property we always recommend installing a shower riser kit or wooden frame beneath the shower tray to give easy access to the shower waste without the need to lift floorboards or cut through the ceiling below.

We also recommend installing a dedicated water shut-off valve for each shower. This ensures that when maintenance is needed, only the affected shower needs to have its water supply turned off, sparing both the occupants and the engineer from the inconvenience of shutting off water to the entire property. This way, the engineer can efficiently manage the water supply without the need for repeated trips to the main shut-off point.

When designing HMO ensuites you should also consider water pressure, shower type (thermostatic vs. electric), and the availability of off-suite or shared bathrooms for emergency use.

Regular Inspections and Maintenance

Regular inspections are crucial for detecting and addressing potential issues before they escalate. During inspections, focus on:

• Blocked Shower Waste: Ensure that shower waste is regularly cleared of hair to prevent blockages.
• Pipes and Fixtures: Check for signs of corrosion, wear and tear, or loose fittings that may indicate potential leaks.
• Seals and Grout: Inspect seals and grout for signs of deterioration, as cracked or missing grout can indicate areas prone to leaks.
• Water Stained Ceilings: Test for dampness and investigate potential sources of water leakage.

Confidence Property provides this service to our HMO Landlords via means of communal cleans, end of tenancy inspections, interim inspections and ad-hoc property visits.

Educate Tenants about Ensuite Bathroom Leaks

Educating tenants on proper bathroom maintenance practices is essential for preventing leaks and preserving property integrity. Provide guidelines on:

• Emptying Shower Waste: Encourage tenants to regularly clear shower waste themselves to prevent blockages.
• Regular Cleaning: Promote regular cleaning to prevent the buildup of grime, mold, and mildew, which can compromise seals and lead to leaks.
• Prompt Reporting: Encourage tenants to report any signs of leaks or water damage promptly to facilitate timely repairs.
• Usage Guidelines: Educate tenants on responsible water usage practices to prevent unnecessary strain on plumbing systems.

Conclusion – Ensuite Bathroom Leaks

Ensuite bathroom leaks present significant challenges for landlords of HMO properties, often resulting in considerable repair costs and tenant dissatisfaction. However, by implementing proactive measures such as proper installation, regular inspections, and tenant education, landlords can minimize the occurrence of leaks and mitigate associated maintenance costs. Investing in preventative measures not only preserves property integrity but also enhances tenant satisfaction and retention in the long term.

If you would like any advice on your HMO en-suite installation or require assistance with inspections and maintenance, which are included as part of our full management service, please don’t hesitate to get in touch with us. Our experienced team at Confidence Property is here to support you and help you get the best out of your HMO.