HMO Property Management

HMOs require a great deal of hands on involvement and intricate care to successfully manage them.

As one of Manchester’s leading HMO property management agents.

Abode oversees efficient and thorough management to provide tenants with an outstanding quality of living and visible results to landlords and investors.

What is a HMO?

  • Students of universities and or medical students or nurses.
  • Professional people who have professional employment
  • Contractors like builders needing a location away from their homes.
  • Local Housing Authority council tenants

Much like standard rental properties, HMOs require a lot of attention to detail to ensure a successful tenancy and return on investment. HMOs require extra care and attention, with a wealth of regulations to meet safety and council demands.

Managing an HMO requires a lot more time than a standard property. However, the benefits in the long term are worthwhile, providing the management is done correctly.

At Abode, our passion is in returning time to landlords. As a result, our current portfolio of managed HMOs is thoroughly cared for, with no fine details excluded.

Whether you’re a first-time investor looking into HMOs or a property portfolio phenomenon. We help to ensure your HMO is fully up to standard to meet the comprehensive regulations.

You should be aware of the legislation around HMO Management if you decide to manage the property yourself. You can find the legislation here:

An HMO (House in Multiple Occupation) is a property shared by multiple tenants.

If at least three tenants live at the property and are from more than one household, they share a bathroom, toilet, and kitchen facilities with the other tenants.

HMOs are growing increasingly popular, particularly in the North West. As one of the leading HMO management agents in Greater Manchester, we take great pride, time, and meticulous care in managing them.

For you as a landlord or property investor, this means powered profits while taking back control of your precious time.

The obvious benefit and reason many landlords choose HMO properties is the increased rental income that can be achieved.

This higher rental income can increase your ROI compared to single let properties.

You need to choose a good location for your HMO with lots of demand from your prospective tenants.

You need to make sure you are legal and following the regulations (check for Article 4 in your area)

You need to make sure you know your numbers, what the rooms will rent for, your costs, lending costs, Loan to Value, the purchase price of building, and refurbishment costs.

You need to make sure you market the rooms well and be responsive to enquiries (we excel at this)

You need to have all the systems and paperwork for moving in and out tenants smoothly and legally  (we excel at this)

If you can do all the above, then HMOs can be an excellent investment.

From 2018 regulations set the minimum bedroom sizes for HMOs:

  • A bedroom of 4.64 m² for one child under ten years of age.
  • A bedroom of 6.51 m² for one person over ten years of age.
  • A bedroom of 10.22 m² for two people aged over ten years of age.
  • Any part of a bedroom where the ceiling is lower than 1.5 meters is not considered as usable floor space and therefore not included.

Local authorities can choose to apply larger room size standards.

Steps for Successful Manchester HMO Letting & Management

Free valuation to Maximise your Rental return

Meet Tracy, with over 22 years of experience in letting properties in Greater Manchester. She will attend your rental property and deliver a:

  • Free, no-obligation valuation.
  • Landlord checklist for your legal obligations.
  • Advice on how to maximize your rent.

Great Marketing to generate lots of enquiries

Did you know that 95% of renters look for properties online? At Abode we are not tied to a high street. Instead we prefer to be online and use those savings to hire experienced property experts

  • Make the most of your advertising with great photos and descriptions.
  • Advertise your property on all the major portals.
  • Waste no time, instant marketing.

Rightmove | On The Market | Spareroom | Facebook | Instagram

Attract the Best Tenants & Minimise Voids

An empty house costs you money. We focus on renting your house as quickly as possible to maximize your income.

We understand the best tenants are busy and have jobs so we work around them and provide flexible viewing times.

  • We offer accompanied viewings to promote your property.
  • At weekends.
  • In the evenings.
  • At convenient times for potential tenants.
  • Flexible Viewing Times so potential tenants can view.

Excellent Tenants & Staying Legal provide Peace of mind

In our application process, we provide a thorough and extensive list of referencing checks. Alongside our experience of letting to thousands of tenants in Manchester over the last 10 years choose the right tenant for your property.

  • Comprehensive tenant referencing & legal checks.
  • Professional Tenancy agreements & Legal paperwork.
  • Deposit registration & protection scheme.

Professional Inventory to avoid any deposit disputes

Before the tenant moves in we will carry out on your behalf a professional inventory with digital photos of the full property.

In the unlikely event of disputes or evictions, we will have comprehensive evidence of the condition of the property before the tenancy began.

ALRA Regulated Property Management

Let our experts use their knowledge and proven processes to keep your tenant happy:

  • Regular communication with the tenant.
  • Collect of Rent, chasing of late rents.
  • Client Money Protection.
  • Organise repairs from trusted contractors.
  • Tenancy Renewals.
  • Checkouts & Re Lets.
  • Dispute handling and advice if problems arise.

HMO Manchester Management Fees

Need help choosing a service? Or need a bespoke service?

Are you just starting your property journey and need help?

We have been working with Abode Property Management since 2018. As landlords, we really appreciate their efficient and hassle-free service.

They are always just a phone call away. Special thanks to Tracy and Collette, who filled all the rooms in our latest property really quickly.

We would definitely recommend them to other landlords. 

Jack Xu

Abode Property Management (NW) Ltd has managed our HMOs in Greater Manchester since 2019 and continues to exceed our expectations.

Their professionalism is evident in every aspect of their business, from marketing and placing new tenants to effectively monitoring certificate expires on our behalf and relaying information about our properties.

Every member of the Abode team is friendly, efficient, and willing to go above and beyond to help.

Working with Abode over the years has been an absolute pleasure. Our only regret is not handing our properties to them sooner.

Luke Biden

Experts Through Experience

Your trusted ARLA property mark regulated letting agent in Manchester, Stockport, Tameside, Salford, Warrington, Oldham, Bury.


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Tracy, who is one of our directors, will be in touch shortly to discuss your valuation.

She has over 20 years of experience managing properties in the Manchester area, so you’ll be in very safe hands.

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