The Most Common Questions Student HMO Landlords Ask – Answered

Thinking of renting to students?

Whether you’re a new investor or a seasoned landlord, navigating the student HMO (House in Multiple Occupation) market can feel like a legal and logistical maze. From licensing to fire safety, tenancy types to planning permissions – we’ve got you covered.

In this article, we answer the top questions landlords ask when renting student HMOs in areas like Lincoln, Nottingham and Hull – and we’ll explain everything in plain English, with links to the rules that matter.

1. Do I need a licence for my student HMO?

Yes, in most cases – especially if you rent to 5 or more students from 2 or more households who share facilities.

Under the mandatory HMO licensing scheme, you need a licence if:

• Your property is occupied by five or more people

• They are from more than one household

• They share a kitchen, bathroom or toilet
  

📍In Nottingham and Hull, there are also additional and selective licensing schemes which mean smaller HMOs (e.g. 3 or 4 tenants) may also require a licence.

👉 Always check your local council’s requirements. You can face fines of up to £30,000 or even criminal charges for operating an unlicensed HMO.

2. What fire safety measures are required in a student HMO?

Student HMOs have higher fire safety standards than regular buy-to-lets. Here’s what most councils expect:

• Interlinked fire alarms (Grade D LD2 or LD1 system)

• Fire doors on all risk rooms (bedrooms, kitchens, lounges)

• Fire blankets/extinguishers in the kitchen

• Emergency lighting and escape routes in larger or 3+ storey properties

Your HMO licence application may be rejected without these systems in place. A fire risk assessment is also essential.

3. How many bathrooms do I need in a student HMO?

The rules vary by council, but the general standard across the UK is:

• 1 bathroom for every 3 tenants

• A separate toilet and sink if there are more than 5 tenants

⚠️ In cities like Lincoln and Nottingham, HMO inspectors may require two showers even in a 5-bed if tenants are on separate schedules.

If you’re converting a property into a student HMO, upgrading bathroom capacity is essential to meet licensing standards.

4. What tenancy type should I use for student HMOs?

The most common tenancy for student houses is a joint and several Assured Shorthold Tenancy (AST). This means:

• All tenants sign one contract

• Everyone shares liability for rent and damage

• It simplifies management and legal action if issues arise

Some landlords prefer individual tenancies (room-by-room) for postgraduate tenants or in houses with mixed occupants — but this usually requires additional licensing and often leads to higher void periods.

5. Can I convert my property into a student HMO?

Yes – but you may need planning permission first. Many student areas in the UK fall under an Article 4 Direction, which removes your right to convert a house into a HMO without council consent.

🗺️ Lincoln, Hull, and Nottingham all have Article 4 areas, especially near universities like:

• University of Lincoln

• Nottingham Trent University

• University of Hull

If your property is in an Article 4 zone, you must:

• Apply for change of use (C3 → C4)

• Comply with minimum room sizes, bin storage, and amenity space standards

• Pass building inspections and meet fire safety regulations

6. Do I need to furnish a student HMO?

Yes, all students expect their home to be fully furnished. That includes:

• Beds, mattresses and desks in each bedroom

• Wardrobes or storage

• White goods (fridge, freezer, oven, microwave, washing machine)

• Lounge seating and dining furniture

Providing good quality furniture not only meets student expectations, but also boosts your marketing appeal and rental value.

7. How much can I charge for utilities?

Most student HMOs are now let on a “bills included” basis. However, landlords usually cap usage to protect themselves from excessive costs.

✅ A typical student HMO energy allowance might be:

• £15–20 per tenant per week

• Covers electricity, gas, water, internet and TV licence

It’s best to include an energy cap clause in the tenancy agreement to avoid disputes. If tenants go over, they can be billed the difference — but only if it’s made clear up front.

At Student Housing, we link energy allowances to the property EPC rating so the more energy efficient a property is, the less allowance they have to use!

8. How do I stay compliant with changing regulations?

Student landlords must comply with a wide range of legal duties, including:

• Right to Rent checks

• How to Rent guides

• Tenancy deposit protection

• Gas safety checks (yearly)

• EICR (Electrical Installation Condition Report every 5 years)
  

💡 Pro Tip: Use a property management company that specialises in student lets — they’ll help you stay on top of regulations and avoid costly mistakes.

Final Thoughts

The student HMO market in the UK can be highly profitable — but only if you get it right. The rules are complex, the penalties are steep, and students have high expectations when it comes to safety, comfort and value.

Whether you’re letting to students in Lincoln, Nottingham or Hull, it pays to understand your obligations and invest in compliance from the start.

Need help managing your student HMO?

👉 Contact Student Housing today — the East Midlands’ highest-rated student lettings agency, run by former students who get what today’s tenants need.