Caroline and Andre recently used HMO Checker to identify and analyse their latest property investment, located in Gillingham, Kent. What started as a promising 7- bedroom HMO project has exceeded expectations, becoming an 8-bedroom high- end HMO targeting professionals. Here’s how HMO Checker helped make their vision a reality.
Key Insights from the HMO Checker Report
- Planning Likelihood: 60% (Good)
- Financial Potential: Predicted 60% increase in property value
- HMO Density: 8% within a 50m radius
- Local Market: Average room rate of £706/month (actual rates now expected between £780-£850/month for this project)
- Property Size: 109m², with potential for extensions
- Proposed Layout: Optimised for 7 rooms (later extended to 8)
By using HMO Checker, Caroline and Andre identified a property in a non-Article 4 area, which allowed them to leverage permitted development rights. This meant they could initially secure a 6-bedroom HMO (C3 to C4 use) through a lawful development certificate, then later apply for a Sui Generis application for 7+ bedrooms large HMO.
Project Highlights
Location, Location, Location
This property is ideally situated near transport links and directly opposite a hospital, making it an excellent choice for a professional tenant base.
Step-by-Step Success Plan
Using the suggested project path from HMO Checker, Caroline and Andre:
- Consulted a broker for financial advice.
- Secured a Lawful Development Certificate for C3 to C4 use.
- Progressed to a Sui Generis application for the 7th (and later 8th) bedroom.
- Worked with a team to finalise a Building Regulation package and began construction.
Real Outcomes: Beyond the Predictions
While HMO Checker initially predicted 7 rooms with an average room rate of £706/month, Caroline and Andre’s property ended up achieving:
- 8 high-end bedrooms due to clever layout optimisation (e.g., adding a 3rd ground-floor bedroom).
- Higher rents between £780-£850/month based on real market research.
The commercial valuation has now surpassed the conservative estimate in the original report, validating their decision to invest in this property.
What Was the Process?
Once Caroline and Andre found their ideal property using HMO Checker, the next step was to consult with specialists.
The first step we recommend is speaking with a broker, lender, or financial advisor. A broker with HMO experience is advised, as they can cross-check the HMO Checker results to ensure the figures are accurate. When it comes to commercial valuation projections, it is crucial to be as informed as possible. HMO Checker provides a strong starting point, but it is an estimate and must be backed up by further due diligence and specialist advice. If you are looking for an experienced HMO broker, get in touch, and we can provide recommendations.
The next step is to contact HMO Designers. When someone finds a promising property, we highly recommend booking an expert session through HMO Checker or HMO Designers. This allows our team to review the final details and ensure it is a sound investment. We can quickly assess the floor plan, drawing from our extensive experience working on over 200 HMO properties nationwide.
Typically, the first step after this consultation is to carry out a floor plan feasibility sketch scheme . This will confirm whether the property complies with planning, licensing, and building regulations. The sketch schemes can be completed during the conveyancing process, providing a final check and allowing you to proceed with confidence, knowing that all requirements have been considered. If we uncover any potential issues at this stage, you have the opportunity to withdraw from the purchase with minimal financial loss.
We always emphasise that HMO Checker will get you to an informed position where you can agree on a sale. At this point, it is essential to consult with specialists for final, in-depth checks. This ensures you are fully covered and avoid costly mistakes when purchasing the wrong property.
What Caroline and Andre Said About the Project
“We had a unique introduction to the HMO Checker as Ed gave a demonstration at a HMO training session that we were attending. Having Ed show us how the HMO Checker worked gave us the opportunity to ask questions directly whilst he was showing the platform which was invaluable. We used it for this project as Ed was demonstrating the HMO Checker to us in our investment area, it was fate!”
“I would say [HMO Checker] is a great tool to utilise, but make sure it isn’t your one and only source of research. Take the information on board and build from it with your own research so you are confident in your decision making.”
“This project has taken us to a new investment area which we are excited about and the development we hope will be the first on many in the area. We are really excited to see the final product and look forward to working with the team again to hopefully replicate the opportunity, results and quality of finished project to the area.”
With HMO Checker, they quickly identified a viable property, assessed its potential, and honed in on a project worth pursuing. While no tool can guarantee success, this case shows how HMO Checker empowers investors to make informed decisions before seeking professional advice.
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