Samuel: Hey, Samuel Leeds here and I won’t
to show you something that just blows my mind
in property. You see there’s two houses right
next to each other. This house, right here,
with the black door gives a total rental income
of £12,000 a year. But the house next door
to it which is actually a cheaper house because
it’s a mid-terrace, rather than an end-terrace.
The house next door brings in £30,000 pounds
a year. More than double the rent. How on
earth does the house next door bring in more
than double the rent? Well, how he does it
is because it’s used as an HMO. An HMO is
simply when you rent out a house, rather than
renting out the whole house to a family, you
rent it out on a room by room basis. If there’s
five or more rooms rented out, we call that
a HMO. If there’s three or four rooms rented
out, like a mini-HMO, we just call that a
multi-let property.
Samuel: And the reasons HMOs are so popular
now in the UK is because you can literally
turn a normal house into a cash cow that is
giving you serious money each month. A few
things you need to consider when buying an
HMO. Firstly, you need to be like right now.
We are right here in the city centre. We’re
in Lichfield, so we are like maybe a five
minute walk from the city centre, which you’ve
got to be.
Samuel: If you’re buying a property, the rooms
will not rent out if you’re in the middle
of nowhere. If you’re in from Field and Wales,
it’s not going to work. It needs to be close
to city centre. Number two, if you’re renting
rooms out, they can’t be little cot rooms
because it’s just not legal. If it’s got five
bedrooms or more, you’re going to need a licence.
So the house has to be fit. The bedrooms have
to be a minimum of 70 square feet or 6-and-a-half
metres. You’re going to have a decent size
kitchen where they’re going to be sharing
the kitchen. Half a metre of worktop space
per tenant. It’s got to be a decent size house.
Don’t worry about the garden. Don’t worry
about driving. It doesn’t need any of that
stuff. But actually inside, it’s got to be
thick, it’s got to be habitable, you’re going
to need to have a licence for the property.
So anything that would have five or more people,
you need to get a licence. And an HMO licence
will cost you a round about, anywhere between
£500 and £1,200. But you’ll have to renew
every five years.
Samuel: Number three, the house is going to
have to be in mint condition. Now, I personally
like to either buy properties that are already
in mint condition. Or, add a lot of value
and then refinance them. But if you try to
rent out an HMO, a room and the houses are
shabby and the rooms are shabby. And the furniture
is shabby. What’s going to happen is you’re
going to attract shabby tenants. A dog kennel
attracts dogs, so you’ve got to make sure
your HMO is nice. It’s professional. So you
get the best kind of tenants.
Samuel: Number four is, it’s got to be managed
by somebody because HMOs are quite difficult
to manage. So you need a leasing agency in
the area that are close buy and happy to manage
HMOs. Now, you can’t just find a run of the
mill high street letting agency. It needs
to be someone that specialises in HMO and
that’s what’s going to bring you your true
passive income.
Samuel: So where would you find someone that
specialises in HMO management? Well, you can
look on and you can see other
people’s HMOs and who they’re managed by and
ring them in the area. Or you can Google it
or you can ask referrals. Or you can go in
High Street, but just make sure if you do
finding a High Street letting agency, they
really do have experience with HMOs. Ask them
how many current HMOs they’ve got in their
box and get a real understanding if they know
what they’re doing or not.
Samuel: I’ve just into a High Street and I’ve
just said to them, hey do you know any letting
agents in this street that deal with HMOs
and specialised HMOs and they’ve said, to
do so I’ll go in and ask. Just ask the question.
Put all your cards on the table. So let’s
Samuel: I’ve just spoken. They do manage HMOs
but then why they saw we had a camera they
got a little bit… even though the camera
wasn’t… what happened Nick?
Nick: I don’t know. As soon as told them that
we were doing a documentary.
Samuel: I said, have you got time to talk
about HMOs? And they said, yeah absolutely
come and sit down. And then I said, do you
mind if we film? And then we literally got
thrown out. They were just like, nope nope.
Please leave. I said, I’ll only film me. You
know what, this is the stuff that sometimes
we have to go through as camera people, documenting
the journey. But it’s all good.
Samuel: Anyway, going to letting agents and
asking them. This is why it’s sometimes better
finding HMO managers on Spare Room. Hunters,
they don’t do HMOs but they’re all friendly.
In fact, the manager there. Said that he’d
read my book and he was a big fan. So that’s
kind of cool. Did you get that on video, Nick?
Nick: I didn’t unfortunately!
Samuel: Dude! Let’s try Jayman. See this is
it, man. This is what you have to do sometimes.
I’ve got properties in Birmingham, so I know
how they work. What’s the demand? Do they
rent out quickly or do they take a while?
Estate Agent: The demand is very strong.
Samuel: Is it? So if you put five rooms on
that road, would you expect them to go out
weeks or months?
Estate Agent: Five rooms inside that property
at the moment. I know on this street down
here we’ve got one with six rooms. And four
of them have gone between Christmas and mid-January.
Samuel: Cool. Thanks, James. Take it easy,
Samuel: So just been to the estate agents.
James told me that the demand is really strong
in Lichfield. You’re going to get between
£400 and £450 very easily per room, which
is great. And he said that the rooms rent
out really, really fast here. So, I’ve actually
gone to all these different agents in Litchfield.
I actually have my own Letting agency, so
if I was doing it, I wouldn’t need to do that.
But I’m doing this to show you what you need
to do.
Samuel: So Step 5, to conclude things, is
how much are you actually going to put down
in the first place? I have a rule that says
£30,000 pounds per lettable room is about
as high as I’ll go. For a four-bed HMO, £120
is about as high as I’ll go. If it’s a 5-bed,
I’ll go up to £150. In Lichfield, is that
possible? Maybe. If you know how to get below
market value deal, which I do on some of our
other videos. You can check those out. So,
that’s basically it. Make sure that the properties
are in good condition when you rent it out.
There are at least four lettable rooms. There’s
an HMO management company in the area. You’re
buying it at the right price, and lastly,
it’s very close to the city centre like these
properties are.
Samuel: I hope that’s been helpful. Don’t
forget to stay tuned for our next video. God
bless. Peace out.
Samuel: I hope you enjoyed that. The stuff
we put ourselves through. You know what, bringing
this guy around with me in Lichfield with
this big thing? People freak out, man.
Nick: They don’t like it.
Samuel: When people see there’s a camera,
they think you’re there to like, trip them
up and expose them to some secret documentary.
Most people that are successful in property,
they keep their cards close to their chest.
They’re like, people say, how do you do property?
I teach you guys everything. I put myself
through this. So you better friggin subscribe,
man. You better friggin … going around with
this camera, it is not easy. But I want you
to see how it’s done in the real world. So
subscribe right now. I’ll see you next time.
Thank you so much.

HMO | What is a HMO Property Investment?

43 thoughts on “HMO | What is a HMO Property Investment?

  • February 1, 2019 at 7:02 pm

    Nice property!

  • February 1, 2019 at 7:03 pm

    Hello Samuel I want to buy my first house and leasehold is good or it should be freehold please tell me

  • February 1, 2019 at 7:09 pm

    Always great content in your vids.. keep up the great work bud. The crash course can’t come fast enough!

  • February 1, 2019 at 7:25 pm

    Another good video, but the cameraman – there really is no need for a massive camera like that, and it wobbles around like mad! Get a go pro7, and a gimbal. The footage will be better, and soooo much smoother….
    And you might find less people throw you out if your camera is really small instead of that scary looking monster movie camera.

  • February 1, 2019 at 7:36 pm

    Ur amazing 😉 mr Leeds more like Mr showmehowtomakemoney

  • February 1, 2019 at 8:11 pm

    Great video with really valuable content xx

  • February 1, 2019 at 8:12 pm

    Your videos are very helpful man.

  • February 1, 2019 at 8:26 pm

    Great video thanks again! Each time I watch is giving me more and more confidence to follow your strategy

  • February 1, 2019 at 9:07 pm

    Thank you Samuel for giving all your heart to us. We need more such a honest and helpful People. Cheers Mate!

  • February 1, 2019 at 9:09 pm

    Hey Mr. Leeds, A little question here. Can what you do be done in the US as well?

  • February 1, 2019 at 10:01 pm

    Samuel can you turn downstairs front room into a bedroom , also with a hmo do you have to have a front room ?

  • February 1, 2019 at 10:36 pm

    Fucking great stuff

  • February 1, 2019 at 11:54 pm

    Know who you are, love your vids, subscribing and will be watching more. How about a challenge of getting a HMO in top 10 cities??

  • February 2, 2019 at 3:10 am

    haychamoe? is that Japanese? lol

  • February 2, 2019 at 12:54 pm

    Hi, what do you think about studio flats in city centre??


  • February 2, 2019 at 4:44 pm

    Hi Samuael, great advice as always. I had a question: can you do a video/clarify why you don't suggest to do a Buy To Let on an apartment or flats? On RightMove you always filter by "houses". I think it would be interesting to cover this topic, especially since flats/apartments are more affordable if you wanted to go down the Buy To Let path. Are you able to reply/like this comment so that I know you have seen it please? Thank you, Ali

  • February 2, 2019 at 4:45 pm

    Are you able to do a video of Leasehold VS Freehold? (buying flat vs buying a house)

  • February 2, 2019 at 9:32 pm

    the houses in my area are all at arround half a million €…

  • February 2, 2019 at 10:38 pm

    Great video, it's definitely more detailed than searching it up on google!

  • February 3, 2019 at 3:58 am

    I'd imagine insurance for an HMO property would be double a family let.

  • February 3, 2019 at 9:36 am

    Can i buy a hmo in the UK if I'm not from the UK?

  • February 3, 2019 at 10:21 am

    Hey Samuel, I'm 22 and I can finally buy a home! I am trying to do serviced accommodation in my home town, Chesterfield, but would like to know the Airbnb / rates of occupancy in my local area before I feel confident on the financial side / cash flow of the property. How do you source information for serviced accommodation (occupancy rates in particular) etc.?

  • February 4, 2019 at 2:25 am

    Good information, but seems complicated.

  • February 4, 2019 at 8:51 am

    Great video Samuel!

  • February 4, 2019 at 9:53 am

    Does a multi-let property need fire doors etc like a regulated HMO does?

  • February 4, 2019 at 2:45 pm

    Hi Samuel, great video. Do you know if you can use business loans as deposit money for a property? Also do you know how many bedrooms a property has to have to qualify as an HMO in Scotland?


  • February 4, 2019 at 4:01 pm

    We appreciate your generosity by sharing your ideas with us.. lol I had to subscribe when u said " u better subscribe " lool May. The lord bless u

  • February 4, 2019 at 10:55 pm

    I started waching your videos 3 days ago and got a lot of motivation and inspired on doing stuff that you do.
    By my opinion to do HMO in my county it would be a bit more difficult than in UK because my country (Lithuania) has a bit more risky economic status where you can fail really fast without eny gain, but you know what they say "If you will not gonna try you will not gonna know".

  • February 6, 2019 at 1:19 pm


  • February 6, 2019 at 1:34 pm

    Most big cities do now have article 4 directions which makes it very difficult to set up a new hmo. Could you do a new video for this and give dome tips?

  • February 6, 2019 at 6:42 pm

    yet again more good work well done Sam

  • February 9, 2019 at 3:15 pm


  • February 13, 2019 at 5:33 pm

    Quick question is the landlord responsible for cleaning the communal areas for example a hallway if there is one a sitting area and shared kitchen etc. I'm thinking if the house occupants are possibly all strangers who would be responsible for any cleaning ?

  • February 22, 2019 at 7:16 pm

    How can people dislike this ❔❔❔

  • March 17, 2019 at 9:06 pm

    Is 'rent to rent' the same as a HMO??

  • April 2, 2019 at 2:12 am

    Is there any reason why an HMO / multi-let would not work in a high rise flat? Are houses better for any reason?

  • May 23, 2019 at 10:35 pm

    is it worth making a property worth 600k in central london(near uni) into hmo? 4 bedroom and 1 large living room that can be made into 2 extra rooms. so total 6 rooms. £3.5k income per month. property has 70 years lease left. any advice?

  • June 15, 2019 at 10:08 am


    I have 40,000 and would like to buy a 4 bedroom and use as a multi let or a mini HMO. I want to pay you £5000 to help me choose the right house to buy in the best location. You up for it?

  • June 16, 2019 at 10:45 pm

    why dont u fuck off and stop fucking up things for average working class brits u greedy fuck

  • July 1, 2019 at 1:42 pm

    lou mallia from across the pond in NEW JERSEY USA samuel you are the GORDON RAMSEY OF REAL ESTATE!!!!

  • July 15, 2019 at 2:34 pm


  • July 29, 2019 at 2:32 am

    What you said at the end is exactly right.. it's rare to have someone like you sharing and spreading the knowledge! Appreciate!

  • August 20, 2019 at 12:14 pm

    You deserve an Oscar!


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