Should I self-manage my HMO?

It's a personal choice about time, energy and experience, but you gain control and can keep a closer eye on your property at a time when compliance and risk are increasing.

The best and the worst are both self-managed

Of the hundreds of HMOs I visit each year, the worst are run by poor self-managing landlords. Managing agents sit in the middle, from very poor to very good. The very best houses, though, are run by owners who self-manage brilliantly and get an extra 2% to 3% out of the property by being fully in control.

For them it's a full-time job. They train, they're active in the landlord groups, and they take full responsibility.

Why more landlords are asking

I'm now hearing this question from people who wouldn't have considered it three or four years ago, because outsourcing everything has become expensive and HMOs can go wrong quickly without close attention.

A sensible route in

Self-manage your first couple of HMOs, learn the job, then outsource once you understand it.

If you do it, do your homework: not knowing the rules isn't a defence, and the fines are large. Live close enough to get there, keep your paperwork and certificates organised from day one (you'll be asked for all of it when you sell or refinance), and trust your instincts at viewings.

Quick answers

Is it better to self-manage an HMO or use an agent?

Both can work. The best HMOs are often run by expert self-managing owners who earn an extra 2% to 3%, while the worst are run by poor self-managers. A sensible route is to self-manage your first one or two, learn the job, then outsource.

Can I self-manage an HMO from a distance?

It's hard. Self-managing works best when you live close enough to visit regularly and deal with issues quickly.

From my answers on the HMO X Weekly Community Call, October 2026. Figures are illustrative and reflect my experience at the time; they're not financial, legal or tax advice, or a RICS valuation.