HMO Property Viewing Checklist: Everything to Check Before You Sign

Updated: February 2026 • 7 min read

You've found a property that looks good on paper. The numbers work. Now you need to view it — and that viewing will determine whether this deal makes you money or costs you thousands.

This guide covers everything you need to check when viewing a potential HMO for Rent to Rent, including the compliance issues that could make or break the deal.

Before You Even Arrive

Do this research before the viewing:

• Check rental demand on SpareRoom/Rightmove for the area
• Research average room rents locally
• Verify if HMO licence is required (council website)
• Look up the council tax band
• Check flood risk on gov.uk
• Verify ownership via Land Registry (£3)
• Check local transport links and parking

First Impressions (Exterior)

Before you step inside:

• General condition of property front
• Roof condition (visible tiles, no sagging)
• Gutters and downpipes intact
• Windows in good condition (double glazed?)
• Front door secure
• Garden maintainable (or will you need gardener?)
• Parking — how many spaces?
• Bin storage adequate for multiple tenants

Exterior Red Flags

• Cracks in walls (could indicate structural issues)
• Damp patches on exterior
• Missing or broken roof tiles
• Overgrown or neglected appearance
• Signs of subsidence (sloping, cracks at corners)

Inside: First Walk-Through

Use your senses:

• Smell: Damp? Smoke? Pets? Mould?
• Light: How much natural light in each room?
• Sound: Traffic noise? Neighbours? Flight path?
• Feel: Cold spots? Drafty?

The Critical Systems

Heating

• Boiler type (gas combi preferred)
• Boiler age — check the sticker (over 15 years = concern)
• Central heating throughout?
• Radiators in all rooms?
• Thermostat and timer present?
• When was it last serviced?

Electrics

• Consumer unit (fuse box) — modern with RCD protection?
• Enough sockets in each room? (minimum 4 for bedrooms)
• Light switches working?
• Any exposed wiring?
• EICR certificate available and valid?

Plumbing

• Water pressure — run multiple taps simultaneously
• Hot water — test it, how long to heat?
• Leaks — check under all sinks
• Drainage — do plug holes drain quickly?
• Stop cock location — ask!

HMO-Specific Compliance

This is where most investors get caught out. HMOs have strict requirements:

Fire Safety (Critical)

• Fire doors on all rooms? Check for self-closers
• Smoke detectors — where located? Mains-linked?
• Heat detector in kitchen?
• Fire extinguisher present?
• Fire blanket in kitchen?
• Clear escape route to front door?
• Emergency lighting in hallways?

Room Sizes

Minimum room sizes for HMOs (per person sleeping):

• Single occupant (1 person): 6.51 m²
• Two people: 10.22 m²

Measure every room. If a room is undersized, it can't be let — and that kills your numbers.

Facilities Ratio

Check your local council requirements, but typically:

• 1 bathroom per 4-5 tenants
• 1 toilet per 4-5 tenants
• Adequate kitchen facilities for number of tenants

Room-by-Room Assessment

For each bedroom, check:

• Window present and opens (fire escape requirement)
• Radiator present
• Enough power sockets (4+ ideal)
• Storage space (wardrobe or space for one)
• Door lock fitted (or can be added)
• Measure the room — record dimensions
• Estimate achievable rent for this room

Kitchen Checklist

• Size adequate for number of tenants
• Cooker present and working
• Space for fridge freezer(s)
• Washing machine space
• Adequate worktop space
• Storage (cupboards per tenant)
• Extractor fan working
• Fire blanket

Bathroom Checklist

• Bath, shower, or both
• Toilet and sink
• Extractor fan (essential to prevent mould)
• Window or adequate ventilation
• Hot water working
• Signs of mould or damp?

Quick On-Site Calculations

Before you leave, do the rough maths:

Total estimated room income: £_____

Minus asking rent: £_____

Minus estimated bills (£80/room): £_____

= Rough monthly profit: £_____

If this number is under £400, the deal is probably too tight.

Questions to Ask the Landlord/Agent

• Why is the property available?
• How long have they owned it?
• Is there an existing HMO licence?
• When was the boiler last serviced?
• When was the last EICR?
• Are there any ongoing maintenance issues?
• Would they consider a longer lease (3-5 years)?
• What's included (furniture, white goods)?

After the Viewing

Within 24 hours:

• Request EPC certificate (if not seen)
• Request gas safety certificate
• Request EICR certificate
• Request floor plan or measure yourself
• Run full deal analysis with real numbers
• Decide: Second viewing? Make offer? Walk away?

Summary

A thorough viewing takes 45-60 minutes. Don't rush it — the things you miss now become the problems you pay for later.

Key takeaways:

• Research before you arrive
• Check all critical systems (heating, electrics, plumbing)
• HMO compliance is non-negotiable — fire doors, room sizes, facilities
• Measure every room
• Do rough calculations on-site
• Follow up with document requests within 24 hours