Categories
HMO Mortgages: Lender Requirements, Rates and More
HMOs are still proving to be a lucrative investment today, but if you're looking to secure finance, expect different lending options for an HMO mortgage.
The ROI returns can be impressive, but only a few specialised intermediary-only lenders will fund a foray into the multi-let market.
If you've paid off a mortgage, you may now be looking to reinvest in property. Or perhaps success with residential investment or buy-to-lets (BTL) has prompted you to look towards the possibly doubled returns on HMOs.
You'll first need to understand the market and find the right lender.
Need a HMO Mortgage?
Contents
2. Why Become an HMO Landlord?
3. Financing an HMO: Making The Sums Work
4. Arranging Finance for an HMO
5. FAQs
What is an HMO Mortgage?
A house in multiple occupation (HMO) is any property with shared facilities such as bathrooms and kitchens which is rented out to three or more people who aren’t part of a single “household” (usually a family).
As a landlord, you don’t need a licence to run a standard HMO with four or fewer occupants. But with all HMOs, there are different mortgage requirements compared with buy-to-let mortgages for whole-property tenancies.
However, what many people refer to as an HMO is actually a Large HMO, which is a rental property with five or more tenants, where the tenants share toilet, bathroom or kitchen facilities. There may also be a defined number of stories in the building.
Local Authority Definitions of HMO and Licensing Requirements
Landlords need an HMO licence to operate a Large HMO, which will be valid for five years. This is why they are sometimes referred to as Licenced HMOs.
This does lend a pejorative meaning to the term “unlicensed HMOs”, suggesting that they are somehow illegal or fly-by-night. So some owners, local authorities or lenders refer to these smaller HMOs as multi-lets, “HMOS Not Required To Be Licensed,” or “non-licensable HMOs”.
Single or joint-tenancy HMOs
Landlords can manage their HMO property by setting up a single "joint and severally liable" agreement, or using an individual contract for each tenant.
JOINT CONTRACTS
- Suitable for a group of students or friends moving in together
- Less administration: one overall agreement, one rent to collect, one deposit to protect
- Tenants are jointly liable for rent, all bills and care of the property
INDIVIDUAL CONTRACTS
- More common for large, low-cost HMOs or HMOs for young professionals
- Each tenant pays his or her own rent separately
- If one tenant fails to pay, the others don’t have to make up the shortfall
- More of an administrative burden: individual rents to be collected and deposits protected.
- The landlord pays council tax and utility bills, though you can include costs in the rent.
Why Become an HMO Landlord?
The figures speak for themselves.
Higher rental income: As a rule of thumb, you might expect to net roughly double the rent. For example: a four-bedroom house let to one family for £800 per month, compared with four individual tenants paying £400 a month each. But you may be charging rent inclusive of bills to attract tenants, and your costs will be considerably higher.
Fewer “impactful voids”: The gap between tenants on a single occupancy property can be at least a month, allowing for repairs, redecorating and viewings, with no rent coming in. With an HMO, the rent from the remaining tenants reduces your losses. And more of your costs may be tax-deductible than with a standard BTL.
Who Are Your Prospective HMO Tenants?
With the cost of buying a home still rising beyond the reach of young buyers the demand for affordable rented accommodation remains very strong. Check local listing sites (Gumtree, Zoopla, Rightmove etc.) to assess the strength of demand from prospective tenants:
Low-cost / affordable housing / housing benefit tenants: Some landlords decide to let their whole properties to local authorities for use as low-cost housing, at a discount but gaining an assured, continuous income.
Students: Can have their rent guaranteed (often by parents) and usually have a natural study-course limit to the length of their tenancy.
Working professionals: Increasing numbers are renting into their late 20s and 30s, looking for higher-spec properties (often with more bathrooms) but usually more stable, less party-lifestyle tenants.
HMO Mortgages: Making the Sums Work
HMO properties may be advertised for sale, offering irresistible “100%+ gross yields”. Who wouldn’t want a slice of that? But beware gross yields in the HMO sector: running costs can be considerable, including council tax, insurance, utility bills, management costs, rent arrears and voids.
Realistically, you might expect an ROI of 8-10% a year on an HMO, compared with 4-5% a year for a single-tenancy buy-to-let.
Management Costs for an HMO
In many cases, managing a property yourself can be the most cost-effective option at the outset.
But it's important to consider:
- Is this work you enjoy doing?
- The number of individual tenants, each raising problems to be dealt with.
- How far away the property is (travel time will add up considerably over a year).
- Time and cost of arranging repairs.
If you accurately record the amount of time you spend on property management and attach a cost to your time, you may find that paying a managing agent is cheaper.
Fees Charged By Agencies Will Depend On:
The quality of the property (which determines how many times an agent has to show a room, and how long tenants might stay).
The number of properties they manage for you.
The level of service:
- letting and referencing (generally up to one month’s rent)
- letting, renewing and receiving rent (up to 15% of rent for the whole time a tenant stays in the property)
- full management (up to 20% of rent).
Arranging the Finance For an HMO
There are less than a dozen specialist UK lenders who are willing to lend on HMO properties and who understand the profitable yields in relation to the increased risk of having multiple tenants.
They set their own definitions of HMOs, and what they are willing to lend against, which is why you need a broker to put together your application and find the right broker to match.
Lending Criteria For HMOs Include:
- Some lenders will only give mortgage finance on HMOs to experienced landlords, but lack of experience needn’t always be a barrier
- The value of the property
- How much you need to borrow
- Expected rental income
- The number of rooms to be let
- Location
- Whether you will manage the property yourself or use a letting agent (if you live far from the property but intend to manage yourself, that may be problematic)
- Your credit rating
- Whether you are borrowing personally or through a limited company
All the specialist HMO mortgage lenders are broker-only lenders.
An experienced broker such as Clifton Private Finance can package your application to suit the lender who will give you the most favourable terms, which significantly speeds up the application process.
What is Stress Testing in BTL Mortgages?
Stress testing is a method used by lenders to assess a landlord’s ability to cover mortgage payments under adverse conditions, ensuring that rental income is sufficient even in less favourable scenarios.
The specific rates mentioned (from 4% to 10.5%) refer to the hypothetical adverse conditions under which the stress tests are conducted. Higher stress rates make it harder to pass the test, thus reducing borrowing capacity.
How Much Does an HMO Mortgage Cost?
HMOs tend to be seen as higher-risk than standard BTLs. Because HMO tenants are unrelated, they tend to move on more quickly, presenting a higher chance of voids or unpaid rent. They’re also less committed to the property as their home, and that can mean they take less responsibility for its care and upkeep. And any problems or damage are harder to identify with a particular tenant.
HMO lenders will be considering the knock-on effects of these higher risks on your ability to pay the mortgage, and this can be reflected in the interest rates.
Get The Best Terms on Your HMO Mortgage
To achieve a good long-term return on your investment, it’s essential that you get the best deal you possibly can on your finance. Contact our HMO Mortgage finance specialists to see how we can help.
Call us on 0117 959 5094 to discuss your requirements or book an appointment using the link below.
FAQs
Can you get a mortgage for a HMO?
Yes, but only through a limited number of specialist lenders, and usually via a mortgage broker.
Why are HMO mortgages so expensive?
They’re seen as higher-risk due to multiple unrelated tenants, potential for voids, higher maintenance costs, and more complex management - thus making them more expensive as the lender's need to offset that risk.
How much deposit do you need for a HMO mortgage?
HMO mortgages generally require a larger deposit than standard buy-to-let, typically 25% or more.
What is the difference between a buy-to-let and a HMO mortgage?
HMO mortgages are for properties let to multiple tenants sharing facilities, while buy-to-let is typically for single-tenancy properties. HMO mortgages also have stricter criteria, fewer lenders, and higher costs.
How much are HMO mortgage rates?
HMO mortgage rates are slightly higher than standard BTL mortgages due to the increased risk.
Can you get a HMO mortgage for Ltd company?
Yes, lenders will consider applications from limited companies.
How do I qualify for an HMO mortgage?
Qualification depends on factors like landlord experience (some lenders require it), the property’s value, expected rental income, number of rooms, location, management plans, credit rating, and whether you're borrowing personally or via a limited company.
What are the lending criteria for HMO mortgages?
Criteria include:
- Landlord experience (though not always essential)
- Property value and loan amount
- Number of tenants/rooms
- Expected rental income
- Property location
- Whether you’ll self-manage or use an agent
- Your credit profile
- Personal vs. limited company borrowing
Why should someone consider becoming an HMO landlord?
In a nutshell, because HMOs can offer higher rental income (potentially double), reduced risk of total rent loss during voids, and stronger ROI—typically 8–10% annually compared to 4–5% for standard BTLs - but, they're not for everyone!
