What furnishings are required for an HMO

What furnishings are required for an HMO

13:59 PM, 30th October 2014, About 9 years ago 8

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I have just purchased my first property for use as an HMO. It will be 4 person/4 room and a common area in the form of a kitchen/dining room.

My question is what is required/expected for me to provide extra to items such as beds wardrobes and table chairs and sofas in the communal areas?

Cooker, fridge freezer, washing machine and vacuum cleaner I expect, but how far do you go with regards to cutlery/plates/mugs, mops and brooms etc?

I want to make it as attractive and welcoming as possible, and to encourage the tenants to look after the house, but also not wanting to spend a fortune on things that will ultimately break and be expected to replace as I supplied them originally!

Many thanks


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Paul Franklin

16:35 PM, 30th October 2014, About 9 years ago

Probably the most important thing to do is to contact your local autority as every local autority has different rules about what should and should not be provided in HMOs. Many are now introducing licencing schemes for all HMOs where there was previously only a requirement to licence certain types of HMO.

It's important that you don't get stung by not abiding by your local authority's locally set standards. I'm sure they'll also be able to give you advice about what you do and don't need to provide in terms of furniture and other items.


16:37 PM, 30th October 2014, About 9 years ago

Sorry, but you need to provide everything, as HMO tenants like there to be plenty of kit for them to destroy, however unintentionally. These are not expensive items, especially if you go to IKEA or Matalan or Debenhams. Pretend you are a proud parent kitting out your child for university. There is something about living in HMOs which causes many tenants to revert to being Kevin the Teenager. If you find a houseproud tenant who likes organising the house and cleaning rotas, hang on to them, and promote them to the best room in the house, with a reduced rent: make them your ally against the chaos.

Take an inventory when they move in, and again when each tenant moves out, and bill them jointly for damage and replacements. Make sure this arrangement is noted in the tenancy agreement, otherwise you will have never-ending complaints that "it was him" or "she smashed the plate, not me".

Kitchenware - good kitchen knives, chopping boards, crockery is very cheap, lots of bowls and storage items, to encourage good fridge hygiene. Also glassware and plenty of mugs. Toaster, microwave. Large fridge and freezer: they need at least one shelf each.

Tumble drier, to encourage tenants not to use radiators for drying clothes (condensation mould)

2 maidens and an outside washing line and pegs, ditto

TV and table, DVD player, plenty of side tables

Bedside table, double beds (essential, as even saddest single tenant thinks he or she might get lucky, or will have friends or family to visit), a mirror, especially for female tenants, and cheap rugs to protect the carpets. Bookshelf, large wardrobe. Consider a safe in each room to store valuable items. Check the wireless internet works properly in every room, as you will lose tenants if you have a shaky internet connection.

Hall runner also to protect the floor, and at least one shoe rack and row of coat hacks, to encourage a more home-like "shoes off" environment and discourage them from taking wet coats into their bedrooms.

Combination Keylock with a spare key by the front door, in case they lock themselves out.

Lockable solid bike shed outside, otherwise they will bring their wet bikes indoors.

Adrian Hyett

20:53 PM, 30th October 2014, About 9 years ago

Reply to the comment left by "Paul Franklin" at "30/10/2014 - 16:35":

Hell Paul, the local HMO officer seems quite happy at the moment, with no licence necessary, and he has offered to look at the floor plans of proposed purchases to advise on what would be required by the council to comply with their rules etc. All very helpful so far!
many thanks

Adrian Hyett

21:03 PM, 30th October 2014, About 9 years ago

Reply to the comment left by "Tony Atkins" at "30/10/2014 - 16:37":

Hello Tony,
Thanks for the info, I will be using a letting agent as this is my first dip into the world of HMO's. The agent currently runs other HMO's and aims for early 20's - 30 year age groups, ideally an equal mix of male and female, and a mix of professions to keep a good balance, i am hoping that a tidy well equipped house will encourage good behavior and respect for the property but I realise this may be wishful thinking!

many thanks


12:14 PM, 2nd November 2014, About 9 years ago

Friend of mine has a coin machine fitted on the tumble dryer, and the washing machine i think its £1 a pop lol, i dont know if this is normal but he gets a fair bit of beer money out of it!

Rob Crawford

17:29 PM, 2nd November 2014, About 9 years ago

It really depends on what demographic your providing HMO accommodation for. I rent rooms in my HMO to employed professionals who have to get through a robust vetting process. Three double size rooms are let unfurnished and two single rooms are furnished with a bed, wardrobe, desk, chest of drawers (x 2 large & bedside). The kitchen has washing machine, two large fridge freezers, dishwasher, microwave, oven & hob and dryer also sufficient kitchen cabinets. Dinning room has large table & 6 x chairs, TV (sky). The lounge has 2 x sofas, TV (sky). Sky broadband and phone is also provided. I don't have much in the way of problems and we have a respectful relationship appropriate to this demographic. Accommodating Mod, Students & DHS may have greater requirements that are set by the relevant Authorities.

James Quinn

17:44 PM, 3rd November 2014, About 9 years ago

Hi Adrian

We are a HMO furniture specialist and if you would like a brochure please inbox me or leave comment with your email and I will forward you one!



Adrian Hyett

21:34 PM, 3rd November 2014, About 9 years ago

Thanks James adehyett@yahoo.co.uk

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