Is the Rent-to-Rent (R2R) a smart move for your HMO portfolio?

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The Rent-to-Rent (R2R) model for the HMO market is more than just a business opportunity; it‘s a strategic property investment and management approach. As an investor, you can unlock significant returns; however, R2R necessitates a solid understanding of its complexities, from legal agreements to tenant management. This model plays a crucial role in providing flexible housing solutions and meeting the growing demands of the rental market. Find out how, with proper execution, R2R HMOs can be a profitable and sustainable addition to your property portfolio.


What is Rent to Rent (R2R) in property investment?

Rent-to-rent, often referred to as R2R, is a business model in the real estate market where an individual or company leases a property from a landlord and subsequently rents it out to tenants. The strategy involves securing a property under a single lease agreement and then letting it out to others on a room-by-room basis or as a whole. R2R can come in various forms, including rent to rent in a single accommodation, known as R2RSA, and rent to rent in shared accommodation or R2R for HMOs (Houses in Multiple Occupation).

R2R vs HMOs: Understanding the Differences

While R2R can apply to HMOs, the two are distinct. Houses in Multiple Occupation or HMOs refer to how the property is used under the UK property Use Class Order –a single property rented to multiple tenants who share facilities, categorised as C4 Class for up to 6 occupants or as Sui Generis for HMO housing 7 or more tenants. On the other hand, rent-to-rent involves leasing a property to sublet it as the business model. A property managed as R2R can become an HMO if rented out to multiple tenants. However, R2R properties can also be single-family homes or apartments.

Benefits and Opportunities of R2R HMOs

The R2R model, particularly in HMOs, presents unique opportunities in the UK rental market. It allows investors to generate higher rental yields without owning the property or having to secure a mortgage for that purpose.

This model can be particularly attractive in high-demand urban areas where affordable housing options are sought after. It also provides flexibility and the possibility of higher returns than traditional single-tenant leasing, which is why it’s an appealing option for property investors looking to diversify or boost their portfolios.

For landowners who may want to avoid becoming or continuing as HMO landlords directly, letting their property for a sublet scheme bears some advantages. The R2R model can secure gains with less hassle through a single deal; it’s an appealing option to boost their income returns while leaving the management to seasoned HMO landlords who can recognise and tap into a property’s full potential. With a good deal in place, landowners can indirectly benefit from the HMO advantages, such as fewer void periods and higher rental income.

How to start a Rent-to-Rent (R2R) HMO

Embarking on a rent-to-rent business via an HMO requires a thorough grasp of the regulatory requirements linked to the HMO market. This quest includes compliance with regulations, obtaining the necessary licence when dealing with multiple-occupancy properties, and adhering to landlord-tenant laws.

A robust agreement with the landowner covering the legal framework for the sublease model, typically called Master Lease Agreement, and a sound understanding of your responsibilities as a “middle landlord” is also essential.

First Steps Before Launching Your R2R HMO Venture

  1. Market Research:Begin with thorough market research to identify high-demand areas and understand local rental prices. On the regulatory side, get familiar with restrictions such as Article 4 Direction and regulations enforced by the specific Council.
  2. Finding Properties:Look for suitable properties, focusing on locations with high tenant demand, adequate transport, and community services. Mainstream strategies include networking with estate agents, attending property investor meetups, and using online platforms. You can start by focusing on properties that have been converted to an HMO already, or even properties that need just a few adaptations to find new life.
  3. Get the full picture: A feasibility studycan help protect your venture and avoid costly mistakes. Is the property suited to operate as an HMO, or does it require extensive layout changes, or will a few innovative amenity improvements enhance tenant appeal and maximise rental yields?
  4. Securing Financing:While R2R requires less capital than buying a property, you still need funds for deposits, rent advances, and property setup costs. Explore financing options or partnerships if necessary.

Evaluating Profitability

Analyse the potential value of your rent-to-rent HMO project; this involves assessing rental yields, occupancy rates, and operational costs. You’d be able to determine your budget for the rental, as in how much you will be willing to pay for the property monthly and how much you can invest in setting up the HMO.

  • Consider decisive factors to get a realistic and accurate picture of the potential, including location, property condition (including repairs and upgrades needed), and market trends.
  • Create a detailed business planthat includes revenue projections and a strategy for achieving and maintaining high occupancy rates.
  • Incorporate all estimatesin your assessment to illustrate the potential profit after all costs have been deducted monthly and at the end of the first year. Besides your expected gains, you’d want to fully recover your initial investment before your first contract expires.
  • Your assessment should have a breakdown of the calculations and produce a precise measure to guide your decisions.

Profitability assessment basic example:





Gross Rental Income

Potential rental rate for each unit

£ per room x No. rooms = £ per month

£750 per room x 5 rooms 


Desired Profit

Expected rental for each room

£ per room x No. rooms = £ per month

£200 per room x 5 rooms


Adjusted Rent

Base rent payable for the lease (before costs)

Gross Rental Income – Desired Profit

£3,750 – £1000


Operational Costs

Estimated monthly bills (gas, electricity, council tax, etc.)

£ per room x No. rooms = £ per month

£150 per room x 5 rooms


Target R2R

Maximum rent payable for the lease

Adjusted Rent – Operational Costs

£2,750 – £750


Negotiating Rent to Rent (R2R) Deals for HMOs

To find and negotiate favourable R2R deals, it’s essential to identify properties with potential for high returns as HMOs. Moreover, the correct property involves more than potential, and you need to ensure there are no restrictions to operate it as an HMO. Has the property a mortgage or insurance that prevents functioning for shared accommodation? Make sure no surprises are coming your way –or impacting your own HMO insurance.

As for appealing to property owners, you want to present a compelling proposal emphasising the benefits, such as regular property maintenance and the potential of having a consistent rental income that is hassle-free. As with all HMO projects, preparing a strategy to manage tenant and community satisfaction always proves beneficial.

Terms and Conditions for R2R Agreements

Understanding the terms and conditions of R2R agreements is crucial for you and your business, and the relevance of a solid contract can’t be overstated.

  • Ensure clarity on rent amounts, payment schedules, maintenance responsibilities, agreement duration, development restrictions and investment possibilities,
  • Specify the responsibilities for HMO licensing and compliance with safety regulations.
  • What’s next if the contract can’t be fulfilled by either part? Cover for the unexpected by including clauses concerning emergency maintenance, changes in regulations or conditions that could prevent you from fulfilling the contract.
  • Seeking advice from experts to craft your agreements and customise them to cover your particular needs remains best practice and a vital step for first-time investors.

Building Relationships with Property Owners

As obvious as it sounds, it’s worth recalling the significance of fostering positive, long-term relationships with property owners. This involves demonstrating professionalism, from maintaining open communication to consistently meeting your obligations. More than good practice, building trust is a strategy that can lead to more deals and referrals in the future.

Fostering positive relationships is another way to find good properties with potential to take over on a R2R basis, this includes attending networking events and engaging with tired BTL landlords or even underperforming HMO landlords.

For instance, a 4 bed HMO could provide the right characteristics to invest and get a 5th, 6th, and 7th bedroom without having to buy the property, meaning the investor can essentially get more properties and spend more on the development. It’s worth noting that the property owner would need to agree as part of the contract and ensure they hold all the compliance as they are ultimately responsible.

Managing Rent-to-Rent (R2R) HMO Properties

Managing rent-to-rent HMO properties requires a proactive approach, including regular property inspections and prompt responses to maintenance requests. An effective plan involves implementing a regular maintenance schedule to prevent more significant issues down the line and utilising property management tools -such as digital tools for rent collection, maintenance requests, and tenant communication- to streamline operations and maintain records. These tools can simplify and reduce your workload and improve tenant satisfaction.

Legal Compliance and Safety

Adhering to legal requirements and safety regulations is non-negotiable in managing HMOs. This includes compliance with fire safety regulations, gas safety checks, and electrical inspections. Do you need an HMO licence? Ensure the property meets all requirements before committing to a contract or commencing any work.

Handling Tenant and Property Challenges

Managing tenant relationships is critical to your benefit and for a lawful operation and tenant satisfaction. Address tenant issues promptly and fairly. Establish clear communication channels for reporting maintenance issues and update tenants regularly on any changes in management policies or property updates. Effective tenant screening can prevent many common problems, and a solid HMO tenancy agreement is crucial for a smooth operation and risk mitigation.

Maximising Profits in Rent-to-Rent HMOs

To boost profitability in rent-to-rent HMOs, focus on maximising rental income. This involves setting competitive yet profitable rent prices and implementing cost-effective property improvements that add value. Regularly review the local rental market; besides recognising when pricing needs adjusting, staying on top of trends can help you anticipate changes in demand and market impacting your strategy.

Are you attracting your target market (who is your ideal tenant)? Effective marketing strategies go beyond word of mouth and are vital to maintaining high occupancy rates. Online platforms, social media, and local advertising are effective ways to reach potential tenants –is this something you’re comfortable with? For those seeking more traditional venues, appealing property listings via experienced agents may be the way. Be creative in your approach; for instance, would you consider offering incentives for early lease sign-ups or referrals?

Exploring innovative approaches like work-from-home settings or eco-friendly upgrades can increase property appeal and justify higher rents. Likewise, such improvements can set your HMO apart in a competitive market and attract a broader tenant base.

Some investors consider expanding a portfolio by adding more properties as an enticing long-term growth strategy. Again, establishing a robust network with property owners and agents is advisable. However, periodically refining your business plan based on market trends and lessons learned from existing properties is pivotal.

Risks and Considerations of R2R HMO Model

The rent-to-rent HMO model, while profitable, comes with its share of risks. These include fluctuating rental markets, potential property maintenance issues, and the challenges of managing multiple tenants. There’s also the risk of void periods and unexpected legal or financial complications. Include steps for risk mitigation in your plan, don’t underestimate costs, and ensure regulatory compliance.

Mitigation Strategies

To minimise risks, it’s vital to have a solid contingency plan. This includes maintaining a financial buffer for unforeseen expenses, conducting thorough tenant screenings, and staying informed about property laws and regulations changes. Then again, remember that a smooth operation can enhance tenant experience, thereby reducing the risks associated with property management and tenant turnover.

Legal and Financial Considerations

Ensuring all agreements with property owners are watertight and compliant with UK housing laws is essential. Remember to consider the benefits of seeking professional guidance; this can provide a solid ground for success and reduce pitfalls of non-compliance.

Financially, careful budgeting and regular financial reviews can help the business to stay profitable and sustainable. While risk is part of any investment venture, knowing when to modify and having an exit strategy is as essential as taking the first step; make sure your HMO strategy covers all the essentials.


In conclusion, the rent-to-rent (R2R) model presents a unique opportunity in the HMO market. It’s a venture that combines strategic planning, legal acumen, and effective management. Each step requires diligence and foresight, from fully comprehending the R2R and negotiating deals to managing properties and maximising profits.

Recognising the potential risks is crucial, as is setting the plan to mitigate them, which includes combining thorough market research, robust tenant relations, and adherence to legal requirements. R2R HMOs offer a flexible path to property entrepreneurship, contributing significantly to addressing the dynamic needs of the UK’s rental landscape. As the market evolves, so does the potential of R2R HMOs to provide innovative housing solutions and investment opportunities.

Are you considering an HMO project? Whether you’re in the development phase, planning a conversion, or plotting something rather extraordinary, we’ve got you covered. We bring more than 16 years of experience building our own HMO property portfolios and delivering over 1600 HMO success stories for our clients. Reach out with a free discovery call, our HMO Architect team can help you bring your best project to life.  

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Picture of Giovanni Patania

Giovanni Patania

(Architect Director, Co-Founder)

Giovanni Patania is the Lead Architect and Co-Founder at HMO Architect and Windsor Patania Architects.

Originally from Siena, Italy, Giovanni worked as a Project Lead Architect at Foster+ Partners, designing Apple stores across the world,

An HMO Investor himself, Giovanni understands property thoroughly, both from an investor's perspective and technically, as an Architect.

With over 15 years of HMO development experience, working on over 150+ HMOs and a 95% Planning and Building Regulation success rate, Giovanni has the expertise and credentials to help you on your HMO journey."



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