What HMO Tenants Actually Look For: A Landlord’s Guide to Better Room Lets

Posted on June 26th, 2026.

What today’s HMO tenants expect

Houses in Multiple Occupation, often known as HMOs, multi-lets or room rentals, are now a serious part of the private rented sector. For many tenants, especially young professionals, key workers, students and people relocating for work, a well-run HMO can offer flexibility, affordability and a better standard of living than a small studio or poorly maintained flat.

But standards have moved on.

Tenants are no longer simply looking for “a room”. They want a home that feels clean, comfortable, practical and well managed. They expect decent furnishings, good internet, sensible layouts, working appliances, and communal areas that actually support day-to-day living.

For landlords, this matters. A well-designed HMO attracts better applicants, reduces voids, supports stronger rental values and helps keep tenants for longer.

The key is knowing where to spend money — and where not to.

1. Good-sized double bedrooms

The bedroom is the tenant’s private space, so it has to work properly.

In today’s market, a small room with a single bed is rarely going to compete well unless the local demand specifically supports that type of accommodation. Most tenants now expect a comfortable double room with space to sleep, work, store clothes and relax.

This has become even more important since more people now work from home at least some of the time.

A strong HMO bedroom should ideally include:

  • A double bed
  • A proper desk or work surface
  • A comfortable chair
  • Good storage
  • Plenty of plug sockets
  • Reliable WiFi signal
  • Neutral, clean decoration
  • Good lighting

Landlords should also remember that minimum room sizes apply to HMOs, and local authority requirements must always be checked before letting rooms.

A bedroom that looks good in photos but feels cramped in reality will not retain good tenants for long.

2. Private bathrooms where the layout allows

An en-suite is one of the strongest upgrades in an HMO, but only where it makes sense.

Many tenants are prepared to pay more for their own shower room, especially in professional house shares. It offers privacy, convenience and a hotel-style feel that can help a room stand out.

However, landlords need to be careful. Adding an en-suite at the expense of bedroom space can make the room feel tight and awkward. If the tenant loses too much usable living space, the upgrade can work against you.

Before adding en-suites, consider:

  • Will the bedroom still feel spacious?
  • Is the plumbing practical?
  • Will ventilation be strong enough?
  • Does the local rental uplift justify the cost?
  • Will shared bathroom provision still be suitable for the remaining tenants?

In some HMOs, a well-designed shared bathroom setup may be more sensible than forcing en-suites into every room.

3. A light, spacious feel throughout

Tenants notice atmosphere quickly. A property that feels dark, cramped or tired can struggle, even if the rent looks competitive.

HMOs benefit hugely from a bright, open, consistent look. The aim is to make the home feel fresh, calm and easy to live in.

Simple ways to improve the sense of space include:

  • Using light, neutral wall colours
  • Keeping ceilings and woodwork clean and bright
  • Adding mirrors in hallways, landings and communal rooms
  • Keeping flooring consistent through communal areas
  • Avoiding bulky furniture
  • Using good-quality lighting in darker rooms
  • Keeping communal areas uncluttered

A feature wall or stronger colour can work well in a lounge or kitchen-diner, but the main finish should be easy to maintain and touch up between tenancies.

The best HMOs feel considered, not overdesigned.

4. Reliable WiFi and practical smart tech

For most HMO tenants, internet quality is non-negotiable.

A house full of tenants may have several people streaming, working, gaming, taking video calls and using smart devices at the same time. Weak WiFi is one of the fastest ways to frustrate tenants.

A good HMO should have:

  • Strong broadband capacity
  • Signal coverage across all bedrooms and communal areas
  • WiFi boosters or mesh systems where needed
  • Enough sockets in bedrooms
  • USB points where practical
  • Clear instructions for internet troubleshooting

Smart access can also be useful. Keyless locks for individual rooms can reduce issues with lost keys and make changeovers easier when tenants move in and out.

That said, technology should solve problems, not create them. Keep systems reliable, simple and easy to maintain.

5. Proper laundry facilities

Laundry is a practical issue that can quickly become a management problem if not handled properly.

In a busy HMO, one small washing machine is rarely enough. Tenants expect proper facilities that can cope with multiple occupants.

A well-run HMO should ideally provide:

  • A large-capacity washing machine
  • A separate tumble dryer where possible
  • Clear instructions for use
  • A suitable drying area
  • Good ventilation

Drying clothes in bedrooms and communal rooms can contribute to condensation and mould, especially during winter. Providing a ventilated drying area helps protect both the tenants and the property.

This is not a glamorous upgrade, but it is one that tenants genuinely appreciate.

6. Outdoor space, even if modest

Outdoor space has become more important to tenants over recent years.

Not every HMO will have a large garden, but landlords should think carefully about how any available outside area can be used. A tidy courtyard, small patio, balcony or shared garden can make a property feel more attractive.

Useful improvements include:

  • Simple outdoor seating
  • Low-maintenance planting
  • Secure lighting
  • Bike storage
  • A clean, usable surface
  • Clear responsibility for upkeep

Outdoor space does not need to be elaborate. It just needs to feel safe, usable and cared for.

For tenants spending a lot of time indoors, even a small outside area can make a big difference.

7. Secure storage

Storage is often overlooked, but it matters.

Many HMO tenants have bikes, sports equipment, suitcases, work gear or personal items they do not want filling their bedroom. If the property can offer secure storage, it immediately becomes more practical.

Options can include:

  • A lockable garden shed
  • Secure bike storage
  • Garage space
  • Under-stairs storage
  • Individual cupboards
  • Well-designed bedroom wardrobes

The more organised the property feels, the easier it is for tenants to keep it tidy. That benefits everyone.

8. Good communal spaces

A successful HMO is not just a collection of bedrooms. The shared spaces matter.

A good kitchen, lounge or dining area can make the property feel like a proper home rather than temporary accommodation. Tenants want enough space to cook, eat, relax and live without constantly getting in each other’s way.

Strong communal areas usually include:

  • Enough fridge and freezer space
  • Adequate cupboard storage per tenant
  • Durable worktops
  • Comfortable seating
  • A dining table where space allows
  • Easy-clean flooring
  • Good extraction and ventilation

Communal areas take heavy use, so durability is essential. Cheap finishes often cost more in the long run.

9. Quality that matches the local market

Not every HMO needs a boutique hotel finish. The right specification depends on the location, tenant profile, capital value and expected rent.

In some areas, premium rooms with en-suites and higher-end finishes will command stronger rents and reduce voids. In other locations, a clean, practical and well-managed setup may deliver a better return.

The key is to avoid underinvesting or overcapitalising.

Before spending money, landlords should ask:

  • Who is the target tenant?
  • What are comparable rooms offering locally?
  • What rent premium is realistic?
  • Which improvements will reduce maintenance?
  • Which upgrades will help retain tenants?

Good HMO investment is not about spending the most. It is about spending intelligently.

Final thoughts

Tenants in today’s HMO market want comfort, privacy, space, strong WiFi, decent storage and a home that feels properly managed.

Landlords who understand this are in a much stronger position. They can attract better tenants, reduce room voids, improve retention and protect the long-term performance of the property.

A good HMO is not just compliant. It is practical, durable and genuinely liveable.

Need help improving or managing your HMO?

If you own an HMO or are considering converting a property into a multi-let, Ashmore Residential can help you understand what tenants expect, where to invest, and how to position the property properly in the local market.

We can support with lettings strategy, room presentation, tenant selection, compliance, inspections and day-to-day management.

Call Ashmore Residential on 020 8366 9777 or email info@ashmoreresidential.com to speak with our team.

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