Warning: HMO landlords
The new Liverpool Council weapon to hunt non-compliant HMO owners — and how to prepare for it
Let’s talk about managing your HMO
Book a 30-minute call to discuss your needs as an HMO landlord — for the best hands-off management you will find in Liverpool.
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I am an HMO owner myself — so I know what I’m talking about
See two of my HMOs below.
What our landlords are saying
“Noel HMO management has freed us from day to day operations so we can focus on finding more properties.”
Olimpo Garcia
“Now I have peace of mind when I think about my HMOs — Noel’s agency has everything under control. If I have inspections from the council I know everything is ok. I can breathe.”
David Baracaldo
What our tenants are saying
What a council enforcement visit actually involves, from a landlord who has had them. Enforcement is not an abstraction in Liverpool — there is a dedicated team, and the visits are unannounced.
What an inspection is actually looking for
An enforcement officer is not there to read your intentions. They are looking for evidence: current certificates, a maintained fire system, doors that work as doors, and rooms that meet the size and amenity standards the licence was granted on.
The commonest failures are not dramatic. They are a certificate that lapsed, a fire door wedged open, an emergency light nobody has tested, or a room that was fine when licensed and has since had a wardrobe built into it.
The records matter as much as the condition
A property can be in good order and still fail, because compliance is something you evidence rather than something you assert. A quarterly health check with a written record turns an inspection from an examination into a formality.
This is the single largest practical difference between a managed and an unmanaged HMO: not that the work gets done, but that it gets logged.
Common questions
Does the council give notice before an HMO inspection?
Often not. Unannounced visits are normal, which is the point — an inspection is meant to see the property as tenants live in it, not as it can be arranged at short notice. That is why the checks belong on a schedule rather than in a panic.
What are the most common reasons an HMO fails an inspection?
Lapsed certificates, fire doors that have been wedged, painted or badly fitted, untested emergency lighting, and rooms that no longer meet the standard the licence was granted against. Almost all of them are maintenance and record-keeping rather than anything structural.
What can the council actually do?
Depending on what is found, the range runs from an improvement notice through financial penalties to prosecution, and separately to a rent repayment order that can reclaim up to twelve months of rent. In serious cases a licence can be revoked, which stops the property operating as an HMO at all.
Can I be prosecuted for something my agent did?
The duties follow the licence holder. An agent who fails you is a matter between you and the agent; it is not a defence to the council. Choose an agent who gives you the records, and read them.
Licensing designations and inspection intervals vary by council and change over time. Confirm the position for your specific address with the local authority.
I know how difficult it is to run an HMO
Let me share a secret with you: I manage my own HMOs because I have yet to find an agency I can trust to keep them compliant with all the necessary checks.
I take a hands-on approach because I have learned from experience — working with the local council, dealing with issues such as tenant evictions, and more. You name it, I’ve faced it.
I know that HMOs are challenging to manage. But throughout my journey I have developed systems to stay organised and make sure I never overlook any important action required to keep these valuable assets in optimal condition.
I’ve encountered rogue agencies and individuals who want to “earn without making an effort”, leaving landlords overwhelmed by the problems those mediocre agencies create.
As an HMO landlord I understand your needs: peace of mind to enjoy your life while your HMOs generate the cash flow that allows you to do so. Let’s have a conversation if you need someone to manage your HMOs.
Book my 30-minute call