HMO tenants express safety concerns over unknown housemates

HMO tenants express safety concerns over unknown housemates

A recent study reveals that a significant portion of HMO tenants feel unsafe due to unfamiliar housemates, highlighting issues with tenant compatibility and transparency in shared housing arrangements.

A property management service, COHO, has reported that 21% of tenants living in Houses in Multiple Occupation (HMOs) have felt unsafe at some point because of a housemate. This concern is even more pronounced among tenants aged 45 and over, where the figure rises to 27%. The study, which surveyed 5,145 HMO tenants across the UK, also found that men are slightly more likely than women to report feeling unsafe, at 22% compared to 21%.

Currently, there are 482,788 HMOs in England and Wales, housing over two million people. COHO’s findings suggest a disconnect between how shared accommodation is offered and what tenants actually desire from their living environments. The company’s research indicates that 60% of tenants wish they had known more about their prospective housemates before moving in, and 53% want greater input over who joins their household. Furthermore, 40% of respondents said they would be willing to pay higher rent to live with housemates they knew would be a good fit.

Study details and landlord insights

COHO’s research highlights the importance of tenant compatibility in shared living settings. Landlords who select housemates based on compatibility have reportedly seen average tenancy lengths increase from six months to 18 months. This suggests that better tenant matching can improve tenancy stability and reduce turnover, which benefits landlords and agents managing HMOs.

Vann Vogstad, founder of COHO, commented on the findings, emphasising the need for the shared living sector to rethink tenant matching processes. He noted that tenants are often asked to share homes with complete strangers without sufficient information about their housemates, which can lead to feelings of insecurity. Vogstad also challenged outdated perceptions of HMOs as primarily student housing or a last resort, stating that the reality of shared living has evolved significantly.

Context and challenges in the HMO sector

The concerns raised by COHO’s study come amid ongoing regulatory changes and increased scrutiny of the private rented sector. HMOs are subject to specific licensing and safety regulations, reflecting the higher risks associated with shared accommodation. However, tenant safety and wellbeing extend beyond physical safety measures to include social and psychological factors, such as knowing and trusting housemates.

Landlords and letting agents face the challenge of balancing tenant privacy with the need for transparency and compatibility in HMOs. Traditional letting processes often do not provide tenants with detailed information about prospective housemates, partly due to data protection considerations and the complexity of managing multiple occupants.

Moreover, the Renters’ Rights Act and other tenancy law reforms have increased tenant protections but have not directly addressed the issue of tenant matching or compatibility in shared housing. This gap leaves landlords and agents to develop their own approaches to tenant selection and communication.

Practical implications for landlords and agents

For landlords and letting agents managing HMOs, the findings underline the importance of tenant vetting and communication strategies that foster a safer and more harmonious living environment. Providing prospective tenants with more information about their future housemates, where appropriate and compliant with privacy laws, could improve tenant satisfaction and reduce disputes.

Introducing compatibility assessments or tenant matching services may be a worthwhile investment, given the potential to extend tenancy durations and reduce void periods. Landlords should also consider regular tenant engagement and conflict resolution mechanisms as part of their property management practices.

Agents may need to update tenancy agreements and house rules to reflect expectations around shared living and tenant behaviour. Clear communication about the tenant selection process can help manage expectations and build trust with current and prospective tenants.

Remaining uncertainties and sector developments

While the study provides valuable insights, it leaves some questions unanswered. The extent to which landlords can legally share information about tenants with prospective housemates remains a complex issue, requiring careful navigation of data protection regulations. It is also unclear how widespread tenant matching services are currently and whether they will become a standard feature in the sector.

Future regulatory developments may address tenant safety and compatibility more explicitly, but for now, landlords and agents must rely on best practices and voluntary measures. Monitoring tenant feedback and staying informed about legal guidance will be essential as the shared living market continues to evolve.

What landlords should consider now

• Review tenant vetting and selection procedures to explore opportunities for improving compatibility assessments.
• Ensure compliance with data protection laws when sharing tenant information and seek legal advice if necessary.
• Engage tenants regularly to understand their concerns and foster a supportive community within HMOs.
• Update tenancy documentation to clarify house rules and expectations for shared living arrangements.
• Stay alert to regulatory changes that may impact HMO management and tenant safety obligations.

Supporting landlords with tenant management and compliance

Membership of The Landlord Association offers access to practical compliance resources and guidance tailored to managing HMOs and shared accommodations. TLA’s developing property management platform, ORBIT, currently available in BETA testing, aims to assist landlords and letting agents in organising tenant records, managing rental documents, and recording key actions such as inspections and communications. ORBIT’s tools can help landlords keep evidence of compliance activity and monitor tenant interactions, which is particularly useful in shared living contexts where tenant compatibility and safety are concerns.

Exploring TLA membership and ORBIT BETA access can provide landlords with valuable support in adapting to the evolving demands of HMO management and improving tenant satisfaction.

Looking ahead, landlords who proactively address tenant concerns about housemate compatibility may benefit from longer tenancies and reduced turnover, contributing to a more sustainable and secure shared living sector.

Sources: Letting Agent Today