Supported living in HMO advice please?

Supported living in HMO advice please?

14:34 PM, 23rd April 2020, About 4 years ago 19

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Hi all, We have an empty HMO and have been approached by a care company who house service users with learning difficulties through the local council. They’re looking for HMO type properties to place service users with live in carers.

We’re completely new to this so wondered if anyone can provide some links/sources/information so we can know the pros and cons + pitfalls and research before making an any agreements.

The agreement would be with the company rather than the service users although I understand that this can still be an issue for buy to let mortgages.

Service users would be young adults with learning disabilities and live in carer 24/7. Company say they would give property back in same condition as at start, would cover any damage costs etc.

How can I go about doing thorough due diligence and referencing for a company like this?

Any advice would be much appreciated.

Eli


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Comments

Alan Griffin

16:18 PM, 24th April 2020, About 4 years ago

Reply to the comment left by chrisc17cjs at 24/04/2020 - 12:42
Chris it is relatively easy to get a mortgage for a HMO, all be it slightly more expensive than BTL and that’s the way to go, however, if they realise the type of tenants there’s no chance, therefore make a choice.

chrisc17cjs

23:28 PM, 24th April 2020, About 4 years ago

Reply to the comment left by Alan Griffin at 24/04/2020 - 13:56
i have tried assisted living etc before and its not easy
any names would be great please, you can private mail me on chris.sheerin@btinternet.com or text me on 07719518196

Shir333

12:07 PM, 5th December 2020, About 3 years ago

I have 2 properties I am considering to lease to a supported living provider for children and young people.

3 bed - 1 bath
4 bed - 2 bath

To help me with negotiations, would anyone mind disclosing how much weekly rent they achieve or any idea what I should be asking for

Thanks

Robert M

12:50 PM, 5th December 2020, About 3 years ago

LHA rate would be fair. Some may offer a bit more or a bit less depending on the demand, and the condition of the property.

Shir333

12:56 PM, 5th December 2020, About 3 years ago

Reply to the comment left by Robert Mellors at 05/12/2020 - 12:50
Thanks Robert,

LHA per room per week

Robert M

13:19 PM, 5th December 2020, About 3 years ago

Reply to the comment left by Shir333 at 05/12/2020 - 12:56
Probably LHA for the whole house, i.e. whatever the LHA rate is for a 3 bed house, and a 4 bed house, in your area.

If it is already converted into a HMO, and meets all the HMO Regulations, and also meets all the housing association's particular specifications, and is in a very good condition, then they may pay a bit more as there would be less work for them to do on the property.

You can of course ask for whatever you want, but that is not necessarily what the housing association will agree to pay. I presume you have already had some discussions with them, so did they give you an indication of what they pay for properties (or how they assess this)?

Shir333

16:01 PM, 5th December 2020, About 3 years ago

Reply to the comment left by Robert Mellors at 05/12/2020 - 13:19
Rates have not been formally discussed however the provider mentioned the cost of the 1 care package which was substantial.

E Montom

18:56 PM, 12th May 2021, About 3 years ago

I work for a new business providing supported living services in Manchester. We have been approved by the Council. I have spent days online but I am unable to find Landlords with properties to let to us. Any advice please or contacts please contact 07903094298 or montomeric@yahoo.com

colette

10:47 AM, 13th May 2021, About 3 years ago

Reply to the comment left by Robert Mellors at 05/12/2020 - 13:19
Hi, in my pre retirement role part of it was dealing with housing for people with learning difficulties - over 100 of them. The providers were social housing charities or private landlords. With such clients we never had an issue in over 25 years as the properties were kept immaculate. Learning difficulties do not usually have the same issues associated with mental health. Each client had a tenancy for their own room and as such claimed housing benefit for that which can and often was far in excess of local rate, due to their needs for support and housing benefit having to prove to a court that there was similar accommodation available locally with support but cheaper (never was). One house had 4 tenants each receiving HB of £250pw. One bedroom would be left free for the sleep in staff. Social services working with a support provider would match the tenants. I had many private landlords ask for such tenants. They did not pay council tax due to completion of severe mental impairment forms and were jointly responsible for utilities. I know HMO is now a possible issue, which was just in its early days when I left but that particular council 's housing/licencing worked hand in glove with social services and care providers to get it right. There was a huge extra weekly payment for such tenants BUT that only applied to those in social housing . However, from my understanding the "additional housing service charge" can be paid to the support company. This charge paid for all equipment and furniture, decoration etc in SHARED areas of the house, inc the staff bedroom and also a management and cleaning allowance of £2k pa. It also paid an amount towards gas, elec, telephone, tv licence worked out on the percentage of shared areas. The council kept all this extra money of £250k pa in total, BUT it is and was my take that in fact they were not entitled to it as they were not the support provider. I would happily let to learning difficulties

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