Buy To HMO

Overview

Property Prospector supports three types of property investment: buy to let, buy to let as HMO, and buy to sell.

An HMO is similar to a rental property but with several key differences:

  1. You will have multiple tenancies for the same property, usually divided into rooms or units.
  2. The property must be converted to meet HMO standards.
  3. Additional licensing from the local council may apply.

Your Property Prospector account includes financial calculators to give you an idea of expected outgoings and profits, which can be customised to your level of investment. Prospector also includes HMO specific rules and fees where available.

✨✨ PaTMa also offers a fantastic suite of tools to manage your HMO properties. ✨✨

Creating a Buy to HMO Scenario

You'll need a property added to your Shortlist first; then select the property and you should find the Plan tab opens by default (if not, choose the Plan tab now).

Click Add Plan and you'll be presented with a financial plan for the property, with some values estimated based on property type, list price, and so on.

There are typically four costs to a buy to HMO:

  1. Acquisition - the cost to purchase the property.
  2. Refurbishment - how much refurbishment is needed before the property is suitable to let.
  3. Ongoing Expenses - the costs of maintaining the property to a reasonable standard for your tenants, including any bills that you pay.
  4. HMO license fee - a fee paid to the local council for running an HMO.

You'll have one source of income per unit being rented:

  1. Rental Income - the amount your tenants are paying you in rent.

Property Prospector takes all these into account when calculating your buy to let plan.

Acquisition

Your initial investment - buying the property - is set up first. If you don't have these numbers, we'll try to estimate them for you based on the list price of the property.

The Acquisition Plan is discussed in more detail here.

Refurbishment

Toggle the Refurb field on if you intend to refurbish, repair, or upgrade the property.

A new form will be added allowing you to add costs and timeframe:

  • Expenses - add the costs for building work, council tax, and utilities. You can change each one to a monthly, annual, or one time fee.
  • Add - add any other expense not covered by the above. -Add any conversion costs here as well as the cost for the HMO license.
  • Expected duration - how long you intend to hold the property for (ie: for recurring fees, how many installments will you pay).

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Rental Income

Scroll to the Revenue field and change it to HMO. There are a few fields to fill out, and you'll see the calculations update on the right as you make changes to the figures here.

  • Agent - if you use a letting agent, add their fee or their percentage of rent.
  • Maintenance - set a budget for maintenance, usually as a percentage of rent.
  • Voids - opportunity cost if the property is empty for a period of time. HMOs often have shorter tenancies and therefore more time unlet, so we recommend 4%.
  • Utilities - add the cost of any bills that you pay as the landlord. Do not include bills that tenants pay.

You'll need to set rent per unit - although you can group same price units together.

  • Label - your reference for the rooms.
  • Number of rooms - how many rooms in this group.
  • Monthly rent - rent per month for each unit in this group.

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Click Save Plan to store the financial overview.

Viewing Plans

Each stored plan for a property is summarised on the Plans tab for the property.

You can compare them at a glance, and click Details for more information or to edit a plan.

All types of plan are displayed here.

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⚠️ Property Prospector does not tell you how realistic your figures are - these are calculations based on your input. Please consult a professional before making decisions on any of these figures.

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