HMO biggest gains—and the biggest risks
( 2-3 Min Read )
Over the last 7+ years, I’ve worked on HMO projects across the UK—and if there’s one thing I’ve learned, it’s this: most of the biggest issues start long before a pen is picked up, a sledgehammer swings, or a planning application is submitted.
The real problem? Property choice.
By the time I’m brought in, the property is often already bought or in conveyancing. At that point, the layout potential is locked in (for better or worse), planning risks have already been taken—sometimes unknowingly—and sometimes we’re left working around issues that could’ve been avoided entirely.
Frankly, it’s frustrating. Because in my opinion the biggest wins—and biggest risks—aren’t in the design phase. They’re before the offer is made. A bit of early input from an architect can make a huge difference.
While we offer a 1:1 Zoom design surgery—a perfect way to discuss potential projects before an offer is made—I also understand why many hesitate to pay for advice at that early stage.
This is exactly why I created HMO Gold — a free 6-day email series that walks you through everything I’d do (or advise a client to do) before offering on a property.
What You Can Expect?
This isn’t another fluffy newsletter. For six days, you’ll receive concise, actionable emails packed with practical, experience-based advice on how to buy, assess, and plan a high-performing HMO—before you make an offer.
You’ll also get access to short (10–20 minute) videos, downloadable PDFs, frameworks, and checklists.
Here's what each day covers:
Day 1: Architectural Due Diligence
Understand what to look for in a property before you make an offer. This is the first—and most important—step to avoid getting stuck with a bad deal.
Day 2: Identifying HMO-Suitable Properties
Learn how to quickly assess whether a property is the right fit for an HMO conversion, without wasting time sifting through endless Rightmove listings.
Day 3: Property Viewings Made Simple
Get my Property Viewing Checklist and a simple template to follow—so you don’t miss critical details or feel overwhelmed during viewings.
Day 4: Permitted Development Rights for HMOs
Gain clarity on what can and can’t be done under PD rules—saving you time, risk, and unnecessary planning headaches.
Day 5: Planning for Large 7+ Bed HMOs
If you’re considering expanding to larger 7+ bed HMO projects, I’ll walk you through the planning considerations and how to assess whether your area is receptive to larger Sui Generis HMO schemes.
Day 6: Avoid 30 Common Mistakes
I’ll break down the most common (and costly) investor mistakes—from layout errors to overlooked regulations—and how to steer clear of them.
The Aim
To help you get it right from the very start—before any purchase is made. So you avoid costly mistakes, wasted time, and stressful fixes later on.
Whether you're new to HMOs or a seasoned investor, this series is designed to help you buy better—and create HMOs that are profitable, sustainable, and built to stand the test of time.