Cribs Estates Ltd
Enquiry form
Phone
WhatsApp
Back to the blogs list

HMO House Rules for Tenants in 2025

Landlords
Posted in   Mar 05 , 2025
Hmo house rules for tenants

Houses in multiple occupations (HMOs) are a practical and affordable solution for many tenants in the UK. However, tenants are responsible for following the rules of HMOs when sharing living spaces. The HMO house rules for tenants are simple: maintaining a safe, cooperative, and legally compliant environment. In 2025, authorities will create new regulations to make expectations transparent so tenants and landlords can understand and follow the guidelines.  

Why HMO House Rules for Tenants Matter?

Rules ensure that all tenants living in the property stay safe whilst maintaining the property's condition. The rules cover various aspects, including safety, hygiene, and mutual respect. They prevent disputes and monitor complaints set by the local council to avoid penalisation. 

What are Major HMO House Rules for Tenants?

Fire Safety Compliance

The top list is fire safety for HMOs, which tenants are strictly asked to follow to prevent hazards. Every HMO property should have a smoke alarm in the bathroom and common area, a fire exit door, and a safe area. Tenants are not allowed to tamper with any equipment or appliances. They are prohibited from using candles, open flames, and overloaded plug sockets to avoid fire risk. 

Respect for Communal Areas

Shared areas like the kitchen, bathroom, and living room should always be clean when living in HMOs. Every tenant is responsible for looking after themselves and ensuring that rubbish is appropriately disposed of and no personal belongings obstructing other tenants' area. HMOs usually have a cleaning rota to divide the responsibilities among the tenants fairly. 

Noise and Disturbance Control

The most common reason for disputes within HMOs is noise disturbance. Tenants must be mindful of their neighbours and maintain minimal noise, especially during the daytime. Listening to loud music and having late-night parties are unfavourable behaviors that can lead to eviction. 

Guest and Visitor Policies

Landlords usually have clear rules for inviting guests and hosting overnight gatherings. Whilst occasional visits are allowed, tenants are prohibited from hosting guests for long periods without prior agreement. This rule ensures the occupancy limit is not exceeded and the other tenants are comfortable. 

Waste Management and Recycling

Managing waste disposal every day is a basic HMO house rule for tenants. It is a must-follow for all as per the local council waste collection schedule and should be followed by keeping recyclables separate from general rubbish. No one is allowed to leave their waste bags in the communal space, and failure to follow this rule can lead to a penalty from the council.   

Respect for Other Tenants

HMOs are about diversity, so people from all backgrounds and lifestyles share a single property. Respecting personal space, maintaining good communication, and politely addressing concerns help create a positive living environment. Tenants should avoid conflicts by discussing any issues with housemates and, if necessary, involving the landlord or property manager.

Rent and Utility Payments

All tenants are responsible for timely payment of rent and utilities. Many HMOs operate on a shared bill system, where tenants split utility costs. Communicating with housemates and ensuring payments are made on time are essential to avoid service disruptions or disputes.

Hygiene and Pest Prevention

Maintaining cleanliness in both personal and communal areas is vital in an HMO. Dirty dishes, unclean kitchen surfaces, and food left out in the open can attract pests. Tenants must follow good hygiene practices to prevent infestations and ensure a healthy living environment.

Following Landlord or Property Manager Guidelines

Each HMO may have specific house rules that the landlord or property management company sets. These include maintenance request procedures, repair responsibilities, and emergency contact information. Tenants must familiarise themselves with these guidelines to avoid any breaches that could impact their tenancy.

Consequences of Breaking HMO House Rules

Failure to comply with HMO house rules can result in warnings, fines, and even eviction in severe cases. Local councils conduct routine inspections, and any breaches could result in penalties for tenants and landlords. Ignoring safety regulations, damaging the property, or engaging in destructive behaviour can all have severe consequences.

How Cribs Estates Helps Tenants with HMOs

Understanding and following HMO house rules for tenants is needed for a smooth and hassle-free environment. In 2025, as regulations continue to evolve, both landlords and tenants must remain informed about their responsibilities. At Cribs Estates, we help tenants balance a suitable HMO living by ensuring clear communication, property maintenance, and a well-managed living experience. Whether you need assistance with rental agreements, compliance checks, or property management, our expert team is here to make your HMO tenancy as stress-free as possible.

Shared on social media

Comments


Enquiry form

Title
First name*
Last name
Phone*
Email*
Enquiry details
  
Send Enquiry

Latest Blogs

Airbnb & Holiday Let Guide for UK Landlords: What to Check Before You Start

Running an Airbnb or holiday let can give landlords more flexibility over how they use a property. But the nightly rate is only one part of the decision.Before listing a property, check the planning position, tax rules, insurance, safety requirements, running costs and any restrictions attached to the property. The rules have also changed in recent years, so older holiday-let advice can now be misleading.For landlords in London, there is another important consideration. Short-term holiday letting has specific planning rules, including the 90-night limit in Greater London.Is Your Property Suitable for a Holiday Let?The right property for a holiday let depends on its location, condition and likely demand.Look at how close it is to transport links, places of interest, business districts and local amenities. The property also needs to work for short stays, which often means good furnishing, reliable Wi-Fi, practical kitchen facilities and a layout suitable for guests.Before spending money on furniture or marketing, check whether your lease, mortgage or insurance allows short-term letting. A property might look suitable for Airbnb, but restrictions in the lease or finance agreement can prevent you from using it this way.It is also worth comparing the property with nearby short-term and long-term rental options. A holiday let is not automatically more profitable. Your calculation needs to account for occupancy, running costs, maintenance and the time required to manage bookings.What Rules Apply to Airbnb and Holiday Lets in 2026?Planning and tax rules are two areas where landlords need current information.In England, planning permission for a self-catering holiday home depends on how the property is used and the decision of the local planning authority. The government advises owners to contact their local council to confirm whether permission is required.London has an additional restriction. A residential property in Greater London can generally be used as temporary sleeping accommodation for up to 90 nights in a calendar year without planning permission, subject to the relevant conditions. More than 90 nights requires planning permission.England is also introducing a mandatory national registration scheme for short-term lets. The government states the scheme is expected to begin in 2026, but it is not yet in force.Safety requirements also matter. Depending on the property and setup, landlords need to consider fire safety, gas and carbon monoxide safety, electrical safety, EPC requirements and suitable insurance. GOV.UK recommends dedicated holiday-let insurance, public liability cover and building and contents cover suitable for short-term letting.For the latest requirements, check the official GOV.UK guidance for self-catering holiday homes in England before listing your property.What Does a Holiday Let Really Cost?A holiday let needs more than a booking price to make financial sense. Your costs might include:Furniture and initial property preparationUtilities and internetCleaning and linenRepairs and maintenanceInsuranceBooking platform feesMarketing and photographyProperty managementPeriods without guestsCouncil tax or business rates, depending on the propertyBusiness rates have specific qualifying conditions in England. A self-catering property generally needs to be available for commercial letting for at least 140 nights and actually let for at least 70 nights in the previous 12 months, with further conditions applying for the following year.Tax treatment has also changed. The Furnished Holiday Lettings tax regime was abolished from 6 April 2025 for Income Tax and Capital Gains Tax purposes. From the 2025 to 2026 tax year, income from short-term holiday accommodation is taxed under the usual residential property rules.For current tax guidance, use the HMRC guidance on rental income and speak to a qualified tax adviser about your own circumstances.What Does Running an Airbnb Actually Involve?Landlords need to respond to enquiries, manage bookings, communicate with guests, organise cleaning, deal with check-ins and check-outs, monitor the property's condition and arrange repairs when problems arise.Guest expectations also matter. A slow response to a maintenance issue or a property that is not prepared properly between stays can affect the guest experience and future bookings.This workload becomes harder when you live away from the property or have several properties to manage. It is worth considering the time involved before deciding to manage everything yourself.When Should a Landlord Consider Professional Management?Professional property management becomes useful when the practical work starts taking too much time or when you do not live close enough to deal with issues yourself.Cribs Estates works with landlords across South West London and Surrey and provides property management covering maintenance, repairs, inspections, compliance and tenant communication. The company also works with individual landlords and larger property portfolios.For landlords considering short-term accommodation, this wider property experience can help with the ongoing care and management of the property.Explore Cribs Estates' property management services for London landlords or read its guide to short-term lets in London for more information on shorter rental periods.Airbnb or Traditional Letting?A holiday let offers more flexibility and the opportunity to charge for individual stays. It also brings more guest turnover, cleaning, furnishing and day-to-day management.A traditional tenancy usually involves fewer tenant changes and less frequent property preparation, but it also means committing the property to a longer rental arrangement.Compare both options using your actual property costs, local demand, expected occupancy and the amount of time you want to spend managing the property.Quick Checks Before You List Your PropertyBefore putting your property on Airbnb or another holiday-let platform:Check planning, lease, mortgage and insurance restrictions.Confirm the safety requirements that apply to your property.Understand the current tax position.Check whether council tax or business rates apply.Calculate your full operating costs.Decide whether you will manage bookings, guests and property issues yourself.Frequently Asked QuestionsIs Airbnb income taxable in the UK?Yes. Income from short-term holiday accommodation falls under the usual property income rules following the abolition of the Furnished Holiday Lettings tax regime in 2025.What is the 90-night Airbnb rule in London?In Greater London, residential properties can generally be used for short-term letting for up to 90 nights in a calendar year without planning permission, subject to the applicable conditions. More than 90 nights requires planning permission.Do holiday lets pay council tax or business rates?It depends on whether the property meets the business-rates criteria. In England, qualifying self-catering holiday accommodation can fall under business rates rather than council tax.Has the Furnished Holiday Let tax regime been abolished?Yes. The FHL regime ended from April 2025. Short-term holiday accommodation now falls under the usual residential property tax rules

Read more

Insurance Claim Accommodation London

Cribs Estates provides temporary accommodation in London for people whose homes become unsafe following an insured event. We help arrange suitable properties whilst repair or restoration work takes place.We also work with insurers, loss adjusters and property professionals who need accommodation for their clients.When Do You Need Insurance Claim Accommodation?You might need temporary accommodation if your home is no longer suitable to live in following:Fire or smoke damageFloodingEscape of waterMajor plumbing problemsStorm damageStructural issuesMajor refurbishment following an insured eventFinding somewhere to live is often one of the first practical problems after property damage. We help you look for accommodation whilst work is carried out on your home.Finding a Temporary Home That Fits Your HouseholdTemporary accommodation still needs to work for your everyday life.We consider the number of people who need somewhere to stay, the bedrooms required, your preferred location and whether furnished accommodation is needed. We also take the expected length of the stay into account.Location is important too. You might need to remain close to your workplace, children's school, public transport or other regular commitments.We help you identify options based on these requirements rather than treating every insurance claim in the same way.What Happens Whilst Your Home Is Being Repaired?Repair and restoration work does not always follow the original timetable. The work might take a few weeks or continue for longer, depending on the damage and the work required.We support temporary accommodation whilst restoration work takes place. If the expected repair period changes, your accommodation requirements might change too.Our team can discuss your circumstances and the accommodation needed during the repair period.Insurance Claim Accommodation for Insurers and Loss AdjustersWe also support insurers, loss adjusters and property professionals arranging temporary accommodation for policyholders and clients.We work from the requirements provided and help identify properties based on factors such as household size, bedrooms, location, furnishing and expected duration.This gives claims professionals a local property team to contact when accommodation needs to be arranged during repair or restoration work.More Than Finding Somewhere to StayCribs Estates also provides wider property management services, including inspections, maintenance, repairs and refurbishment.This experience gives our team an understanding of the property issues that often sit behind temporary accommodation requirements. We can therefore support the accommodation side whilst understanding the wider property situation.For landlords and property professionals, having one experienced property team involved can make communication around the property easier during a period of disruption.Over 12 years of experience in the London property market.Local knowledge across London and Surrey.Experience working with landlords and property professionals.Property management, maintenance and refurbishment services.Support for insurers and loss adjusters arranging accommodation.Need Accommodation During Your Insurance Claim?If your home has become unsuitable to live in following an insured event, tell us where you need accommodation, how many people need somewhere to stay, and how long you expect to need it.We can discuss your requirements and help you look at suitable temporary accommodation in London.Get in touch with Cribs Estates about insurance claim accommodation London.

Read more

Stamp Duty Scrapped: Would It Really Make Buying Cheaper?

You've probably seen headlines about stamp duty being scrapped. If you're planning to buy a property, should you buy now and pay the tax, or wait in case the rules change?As of August 2026, Stamp Duty Scrapped is false news. The Government has said it does not intend to abolish SDLT, whilst reform proposals continue to attract attention.For buyers, the bigger question is whether waiting for a possible change would leave you better off.What Is the Current Stamp Duty Position in 2026?Scrapping Stamp Duty Land Tax would reduce the upfront cost of buying qualifying property. It would not automatically make the property itself cheaper. Current SDLT still applies in England and Northern Ireland, with different rates for first-time buyers, additional properties and other circumstances.For a buyer purchasing a single residential property, the current standard rates are:Property priceSDLT rateUp to £125,0000%£125,001 to £250,0002%£250,001 to £925,0005%£925,001 to £1.5 million10%Above £1.5 million12%There are also higher rates for additional residential properties and separate rules for non-UK residents, companies and certain other transactions.For a detailed explanation of current costs, see Cribs Estates' House Purchase Tax UK guide.How Much Could Stamp Duty Add to Your Purchase?The amount depends on the property price and your current situation. For example, a standard buyer purchasing a £400,000 home would pay:0% on the first £125,0002% on the next £125,000, which is £2,5005% on the remaining £150,000, which is £7,500The total SDLT would therefore be £10,000. A qualifying first-time buyer purchasing the same £400,000 property would pay £5,000 because the first £300,000 is covered by the relief and the remaining £100,000 is taxed at 5%.Could You Be Paying More Than You Expect?If buying another residential property means you own more than one property at the end of the purchase, higher SDLT rates will usually apply. Since 31 October 2024, these rates sit 5 percentage points above the standard residential rates.There are rules for replacing your main residence. If you buy your new home before selling your old one, you might initially pay the higher rates. If you then sell your previous main residence within the relevant 36-month period, you might qualify for a refund of the higher-rate element.So two people buying properties at the same price can face very different SDLT bills.Should You Buy Now or Wait for Stamp Duty Changes?Waiting for a possible tax saving sounds sensible. The problem is uncertainty. There is currently no confirmed abolition date, and Parliament's latest research states that the Government does not intend to abolish SDLT.If you've found the right property, delaying your purchase also means accepting uncertainty around the property itself, mortgage costs and future market conditions.On the other hand, if you're not in a hurry and the current SDLT bill makes the purchase difficult, waiting gives you more time to assess your options.Removing SDLT would lower the upfront cost for buyers who currently pay it. If more people then enter the market, demand could increase. If the supply of suitable homes does not increase at the same pace, stronger demand could put upward pressure on prices.What If You're Buying Whilst Keeping Another Property?You might be buying a new home whilst keeping your existing property as a rental. You might also be buying a second property for investment or adding another property to an existing portfolio.In these situations, the higher SDLT rates can affect the upfront cost. For example, HMRC's current higher-rate table puts the rate at 5% on the first £125,000 for an additional residential property, rising through the higher bands.Would Scrapping Stamp Duty Really Make Your Move Cheaper?At the point of purchase, removing SDLT would reduce one of your transaction costs. It would not automatically make the overall move cheaper. You would still need to consider:The purchase price.Mortgage costs.Solicitor and conveyancing fees.Surveys.Moving costs.Repairs or renovation.Insurance and ongoing property costs.What Should You Consider Before Buying?Before making a decision, review these five points:Your current SDLT liability.Whether you qualify for first-time buyer relief or another exemption.Whether the higher rates apply to you.Your total purchase and mortgage costs.Whether waiting creates more risk than the potential tax saving.If you're unsure about your individual tax position, speak to a qualified tax adviser.How Cribs Estates HelpsCribs Estates works with buyers, sellers, landlords and investors across the property market. Its services include property sales, lettings, valuations and property management.The team can help you assess the property itself, understand local market conditions and consider the wider factors affecting a purchase.For landlords and investors, Cribs Estates also provides ongoing property management support after purchase.You can explore Cribs Estates property management services for more detail.FAQsHas stamp duty scrapped law active in 2026?No. Stamp Duty scrapped law remains in place in England and Northern Ireland. Parliament's May 2026 research states that the Government does not intend to abolish SDLT.How much stamp duty will I pay when buying a house?It depends on the purchase price and your circumstances. First-time buyers, additional-property buyers and non-UK residents have different rules. HMRC provides the current rates and an SDLT calculator.Will I pay higher stamp duty if I already own a property?You will usually pay the higher rates if your purchase leaves you owning more than one residential property. Exceptions and refund rules apply in some circumstances.Should I wait to buy a house in case stamp duty changes?There is no confirmed abolition date. Compare the potential tax saving with the risks and costs of waiting, including mortgage costs, property availability and changes in property prices.Would scrapping stamp duty make house prices rise?It might increase buyer demand, which could put upward pressure on prices if housing supply remains limited. The effect would depend on how any future reform works.Would investors still pay stamp duty if it were scrapped?There is no confirmed abolition policy to answer this. Current SDLT rules treat additional residential properties, companies and some other transactions differently, so any future reform would need to specify which purchases qualify.

Read more

Government Landlord Tax Hikes: How Much More Will You Pay?

Anyone who owns a rental property has recently been left wondering what the new landlord tax hike means for their actual income. From 6 April 2027, separate Income Tax rates for property income will be 22% at the basic rate, 42% at the higher rate and 47% at the additional rate. Changes to Tax rates for Property, Savings and Dividend Income apply in England, Wales and Northern Ireland. Residential finance cost relief will also be calculated at the new 22% property basic rate.For some landlords, the change will increase their tax bill. The exact impact depends on their property income and wider tax position.What Are the Government Landlord Tax Hikes?The government is introducing separate Income Tax rates for property income from the 2027 to 2028 tax year.Property income rateCurrent rateFrom 6 April 2027Basic20%22%Higher40%42%Additional45%47%The change does not mean every landlord will pay the highest rate on all rental income. Your actual tax position depends on your income, property profits, losses, reliefs and other circumstances.HMRC also confirms that the Property Allowance and Rent a Room Scheme remain unchanged.How Much More Tax Could You Pay?To explain it simply, if £10,000 of taxable property income fell entirely within the basic property rate:At 20%, the tax would be £2,000.At 22%, it would be £2,200.Difference: £200.HMRC's technical guidance confirms that property income will sit within a new order of taxation, after employment, trading and other non-property income, and before savings and dividend income.What Happens to Mortgage Interest Tax Relief?Individual landlords do not deduct residential finance costs directly from rental income when calculating their property profits. Instead, they receive a tax reduction for eligible finance costs.From 2027 to 2028, HMRC says this relief will be calculated at the new property basic rate of 22%. This means your mortgage position also matters, not just rental income. Is the Landlord Tax Change Happening in 2026 or 2027?The new property income tax rates take effect from 6 April 2027. This is separate from Making Tax Digital for Income Tax, which has its own implementation timetable and reporting requirements.Which Landlords Should Review Their Position?You should consider reviewing your position if you:Receive substantial rental income.Have residential mortgage finance costs.Have employment, pension or other taxable income alongside rent.Own several rental properties.Are considering buying another investment property.Are considering changing how your properties are owned.Don't assume selling a property or moving it into a company automatically solves the issue. Those decisions involve wider tax, mortgage, legal and administrative considerations.Should You Raise the Rent, Sell or Keep Your Property?The tax changes might make you question whether your current properties still make financial sense. Before making a decision, look at the full picture:ReviewWhat to considerRental incomeIs the current rent appropriate for the local market?Property costsWhat do maintenance, insurance, and management cost?MortgageHow do finance costs affect your overall position?TaxHow will the new property income rates affect you?Property valueWhat is the property worth today?Future plansDoes the property still fit your investment strategy?As a landlord, you need to check the net position, as a higher tax bill or strong rent does not mean the property is good or bad.What Should Landlords Do Before April 2027?Don’t panic yet; you still have time to review your portfolio before the new property income rates take effect. If you're considering another purchase, calculate the expected return using the tax rules and costs relevant to your circumstances rather than relying on gross rental income alone.How Cribs Estates FitsTax rates are outside a landlord's control, but property management is different.Cribs Estates provides landlord and property management support covering areas such as tenant sourcing,property management, maintenance and portfolio support.Its existing buy-to-let guidance also focuses on rental yields, reducing void periods, maintaining properties and regularly reviewing portfolio performance.Reviewing your portfolio ahead of the 2027 changes? Explore Cribs Estates' property management services to see how professional management fits into your overall strategy.FAQsWhen do the new landlord tax rates start?The new government landlord tax hikes take effect from 6 April 2027 for the 2027 to 2028 tax year.How much is landlord tax increasing in 2027?The new property income rates will be 22%, 42% and 47%, compared with the current 20%, 40% and 45% rates.Will all landlords pay more tax?Not necessarily by the same amount. The effect depends on your taxable property income and wider tax circumstances.Do landlords still get mortgage interest tax relief?Eligible residential finance costs will continue to receive tax relief. From 2027 to 2028, HMRC says the relief will be calculated at the 22% property basic rate.Should I move my rental property into a limited company?There is no universal answer. Company ownership involves tax, financing, legal and administrative considerations. Get individual advice before changing your ownership structure.Will landlords increase rents because of the tax changes?There is no guaranteed outcome. Whether you can increase rent depends on your local rental market, tenant demand, and what comparable properties achieve.

Read more

Property search

Residential Lettings
Price
Min price
Max price
Number of Bedrooms
Min bedrooms
Max bedrooms
Find properties
x