Specialist HMO management for landlords in South and West London
Most letting agents treat an HMO as a house with more tenants in it. It is not. It is a licensed property, with a named manager carrying duties under the Management of Houses in Multiple Occupation (England) Regulations 2006, room by room tenancies that turn over independently, and a licence with conditions attached and an expiry date that does not move.
We run HMOs. It is the only thing we do.
Full management
For properties in Wandsworth, Merton, Kingston upon Thames, Sutton, Richmond upon Thames, Lambeth, Southwark and Croydon. Other adjacent areas considered.
15% of gross collected rent. We are not currently VAT registered, so there is no VAT to add.
13% for landlords with three or more properties. A published rate, not a negotiated discount.
Full management covers:
- Marketing and letting of individual rooms
- Tenant referencing and Right to Rent checks
- Tenancy documentation and deposit protection
- Rent collection, arrears management and monthly statements
- Routine and emergency maintenance
- Periodic inspections
- Ongoing compliance and licence condition monitoring
- Landlord reporting
Charged separately, and only if you want them: licence applications and renewals, project management of compliance works, possession proceedings, refurbishment and insurance claims.
We collect and pursue rent. We do not guarantee it, and you can read why here.
HMO licence applications
For properties in Brent, Ealing, Hillingdon and Harrow, and anywhere else in London.
If you are facing a first HMO licence application, a renewal, or a new additional licensing scheme in your borough, we will handle the application for you. This is delivered remotely and does not need site visits, so we can do it well outside our management area.
We deal with the council, assemble the evidence, complete the application and manage the correspondence through to determination. The council’s own licence fee remains payable by you and is separate from ours.
Free compliance audit
Before we quote for anything, we will visit the property, spend an hour going through it, and send you a written note of what we find.
You are under no obligation and there is no charge. If the note says the property is in good order and you do not need us, that is a perfectly good outcome and you keep the note.
We do this because we are not willing to take on management of a property we have not seen. Under the 2006 Regulations the duties fall on the manager, so if we manage a non-compliant HMO, that is our exposure as much as yours. It is easier to be straight about that at the start.
What has changed for HMO landlords
Section 21 has gone. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and the abolition of Section 21 no-fault possession took effect on 1 May 2026. All possession now runs through Section 8, on evidenced grounds. For a landlord letting room by room, that is a material increase in complexity.
Licensing keeps expanding. Additional licensing schemes are being introduced, renewed and redesignated across South and West London on their own timetables. A scheme starting in your borough can bring a property inside licensing that was outside it last year, and the deadlines are real.
Your money, redress and insurance
- Client money protection through the safeagent Client Money Protection Scheme, membership A8736
- Rent held in a designated client account, separate from company funds
- Property Redress Scheme membership, PRS035371
- Professional indemnity insurance maintained
- Contractor invoices passed through at cost, with no mark up
That last point is worth stating plainly because it is not universal. We charge you our fee. We do not also take a margin on your builder.
View our client money protection certificate (PDF)
What landlords say
Unedited reviews from landlords we work with, as left on Trustpilot.
Highly professional property management team with a genuine dedication to clients. Always approachable and responsive, they handle situations with exceptional efficiency and care.
Edu, landlord, Trustpilot review, November 2024
A professional property management agency with exceptional expertise, outstanding customer service, and a steadfast focus on putting the tenant first. […] Ultimately, having happy tenants results in a well-maintained property.
Melissa, landlord, Trustpilot review, September 2024
Great and clear communication. Responsive to all requests and fair pricing! Highly recommend!
Cara, landlord, Trustpilot review, September 2024
An experienced, professional company who operates with integrity, passion and consideration. You know that you will be in safe hands.
Safwan, landlord, Trustpilot review, September 2024
Read all our reviews on Trustpilot
How we work
- Free compliance audit. We visit, inspect and send you a written note. No charge, no obligation.
- Proposal. If the note shows work is needed, we set out what and by when. You get a clear scope and a clear price before anything is agreed.
- Agreement. One agreement per property, so ending one does not affect the others. Twelve month initial term, then rolling, with three months’ notice either side.
- Management. Monthly statements, a named manager, and a single point of contact.
Areas we cover
Full management: Wandsworth, Merton, Kingston upon Thames, Sutton, Richmond upon Thames, Lambeth, Southwark, Croydon, and the surrounding South West London area including Putney, Wimbledon, Tooting, Balham, Clapham, New Malden, Motspur Park and Raynes Park.
Licence applications: all London boroughs, including Brent, Ealing, Hillingdon and Harrow.
If your property sits just outside these areas, ask anyway.
Borough guides
Licensing differs sharply between boroughs, so we have written a guide to each borough we work in. South London first, where we offer full management, then the West London boroughs, where we handle licence applications remotely.
- HMO management in Croydon
- HMO management in Kingston upon Thames
- HMO management in Lambeth
- HMO management in Merton
- HMO management in Southwark
- HMO management in Sutton
- HMO management in Wandsworth
- HMO licensing in Brent
- HMO licensing in Hillingdon
Talk to us
No obligation, and we will tell you honestly if you do not need us.
Telephone: 020 3026 7320
Email: info@reaysmithproperty.co.uk