Landlord Questions, answered
Introduction
We have been managing HMOs in Reading for over a decade, and the same questions come up in almost every first conversation with a landlord. Here are our answers. If yours is not covered, call us on 07957 904 923 or send us a message, and we will give you a straight answer.
About our service
What does fully managed HMO management include?
Everything involved in running your HMO (house in multiple occupation) day to day. We find and reference housemates, match them carefully to your property, collect the rent, manage repairs and maintenance through our own team, carry out regular inspections, and manage every compliance obligation, including HMO licensing and the Renters' Rights Act (RRA). You keep full ownership and legal standing. We take care of the work.
How much does it cost?
Our fee is 10% of the rent roll, excluding VAT. The rent roll is the total rent collected from your property each month. There are no hidden fees and nothing to unlock: the fee covers the full management service. [Becky to confirm: whether any set-up fee applies, and how contractor and repair costs are charged, for example at cost with no mark-up.]
Which areas do you cover?
We manage properties within a 30-minute drive of Reading, across Berkshire, Buckinghamshire, South Oxfordshire and North Hampshire, including Reading, Caversham, Woodley, Tilehurst, Earley, Winnersh, Shinfield and High Wycombe. Staying within that distance means we can be at your property in person when it matters.
Do you take on every property?
No. We assess every property before we agree to manage it, and we are as selective about the landlords we partner with as we are about the people we place in each home. That is how we keep standards consistent across every property we manage, and it is a large part of why our landlords stay with us.
My property needs work before it can be let. Can you help?
Yes. Our assessment identifies anything needed to meet licensing, safety and lettings standards, and our maintenance team can organise the work to bring the property up to standard before we begin managing it. [Becky to confirm this service and how it is quoted.]
Who is behind R House?
R House is led by Rebecca Brennan, who has been managing shared homes in Reading for over a decade, with a team that handles everything from viewings to maintenance. R House is backed by WR Bennett Group Ltd, an established property group, which gives landlords the reassurance of a business with the strength to stand behind every commitment it makes.
Housemates and occupancy
How do you find and choose housemates?
We advertise every room at a fixed asking price, carry out viewings 7 days a week by appointment, and meet applicants before offering a room. We match each housemate to the right household, based on how they live and how well they will suit the people already in the house. Every applicant is assessed fairly and consistently, with previous landlord references and employment or income references carried out by Advanced Rent.
How do you keep occupancy so high?
By managing people, not just properties. When housemates are well matched and properly looked after, they stay longer. Average occupancy across the properties we manage is 98%, and more than 90% of tenants renew. Housemates have 7-day support, a 24/7 emergency repairs line and RClub, our community programme, which gives them more reasons to stay.
What happens when a room becomes empty?
We start marketing the room as soon as we know it will become available, and we offer viewings 7 days a week by appointment, including evenings. Because we match carefully, we fill rooms with the right person, not simply the first person, which protects the household and your income over the longer term.
Are the rents all-inclusive?
Yes. Housemates pay one monthly price covering rent, utility bills, council tax, broadband, communal cleaning, maintenance and gardening. All-inclusive rooms appeal to the people you want in your property and are a major reason our rooms let quickly. [Becky to confirm how utilities and council tax are set up and paid for landlords' properties.]
How are deposits handled?
Every deposit is registered with a government-approved tenancy deposit protection scheme, such as the Deposit Protection Service or mydeposits, within the legal timeframe. Housemates may also use Reposit, a deposit alternative. Deposits are capped by law, and we make sure every deposit complies.
Compliance and the Renters' Rights Act
What has the Renters' Rights Act changed for HMO landlords?
The RRA came into force on 01/05/2026 and is one of the biggest changes to private renting in decades. Fixed-term assured shorthold tenancies have been replaced by periodic tenancies. Section 21 no-fault evictions have ended. Rent can be increased only once a year, using the correct Section 13 notice. Rental bidding is banned, advance rent is limited, and blanket refusals of people who receive benefits or have children are unlawful. Tenants also have a stronger right to request a pet. It applies to every landlord, however long they have been letting.
How do you manage RRA compliance for me?
We manage every obligation on your behalf. That includes tenancy agreements in the correct periodic format, the written statement of tenancy information every tenant must receive, compliant advertising at a fixed asking price, annual rent reviews using the Section 13 process, pet requests answered within the legal timeframe, and the correct grounds, notices and documentation if possession is ever needed.
Can I still increase the rent?
Yes, once a year, using a valid Section 13 notice with the required notice period. Tenants can challenge an increase at the First-tier Tribunal, so it needs to reflect the market. We review rents each year, prepare the evidence and serve the notice correctly for you.
Can I get my property back if I need to?
Yes, but only on the grounds set out in law, now that Section 21 has ended. There are specific grounds for landlords who need to sell or move in, as well as grounds for rent arrears and anti-social behaviour, each with its own notice period and conditions. Using the wrong ground or notice can delay possession by months, so we manage the process correctly from the start.
What are the penalties for getting it wrong?
Councils can now issue civil penalties of up to £7,000 for an initial breach and up to £40,000 for repeated or more serious breaches, and some breaches are criminal offences. With the right processes in place, these risks are avoidable, and putting those processes in place is our job.
Do you manage HMO licensing?
Yes. We manage licence applications, renewals and the ongoing licence conditions, from room sizes and amenities to fire safety and waste arrangements. An HMO with 5 or more people forming more than one household needs a mandatory licence, and some councils, including Reading, also run additional licensing schemes covering smaller HMOs. We know the local requirements and keep every property compliant with them.
Which safety checks do you manage?
All of them, scheduled and renewed on time: annual gas safety certificates, Electrical Installation Condition Reports (EICRs) at least every 5 years, Energy Performance Certificates (EPCs), smoke and carbon monoxide alarms, fire alarm and emergency lighting servicing, fire doors, portable appliance testing (PAT) and Legionella risk assessments. You have a clear record of every certificate.
What is coming next?
Further parts of the RRA are being introduced in stages, including a national Private Rented Sector Database, which landlords will need to join, and a Landlord Ombudsman. We follow each change as it arrives and handle what it requires for the properties we manage. [Becky to confirm R House will handle database registration and ombudsman membership for landlords.]
Day-to-day management
How are repairs and maintenance handled?
Housemates report routine repairs through our online maintenance system, and urgent issues through our 24/7 emergency line. Our in-house repairs team handles most work, and we use trusted contractors for specialist jobs. [Becky to confirm: the spend limit below which repairs go ahead without the landlord's approval, and how larger works are agreed.]
How often are properties inspected?
We inspect the communal areas of every property monthly and carry out quarterly inspections of every room. Inspections cover the condition of the property, safety equipment, cleanliness, bin levels and any sign of damp or mould, so small issues are dealt with before they become costly ones.
How do you deal with damp and mould?
Quickly and on the record. Housemates are shown how to ventilate and heat their rooms properly, and any report of damp or mould is reviewed within 1 working day, with an inspection arranged within a few working days and a documented plan of action.
Who keeps the shared areas clean?
A cleaner visits every property weekly to clean the kitchen, bathrooms, hallways and other communal areas. The cost is included in the all-inclusive rent, and it keeps your property presentable for viewings and inspections.
Getting started
When will I receive my rent, and what reporting will I get?
[Becky to confirm: the day each month rent is paid to landlords, the monthly statement provided, and any other reporting, such as occupancy, maintenance and compliance updates.]
I already have an agent. How does switching work?
We make it straightforward. Once you have given notice under your current agreement, we arrange the handover of tenancy records, deposits, certificates and keys, and introduce ourselves to your existing tenants. [Becky to confirm the handover process and typical timescale.]
Can you take on my existing tenants?
[Becky to confirm R House's approach to existing tenants and tenancies when taking on a property.]
How long is the management agreement?
[Becky to confirm the minimum term and notice period of the management agreement.]
How do we get started?
Tell us about your property or portfolio using the enquiry form or by calling 07957 904 923. We will arrange a conversation and a visit to assess the property, then send you a clear proposal with confirmed pricing before anything is signed. Once you are happy, we take it from there.