HMO Service
Fully Managed HMO Service
Set-up Fee £300
This fee is payable each time a new tenant moves into the property and is deducted from the first
month’s rent.
Monthly Management Fee 14.4% (subject to a minimum fee of £60 (inc. VAT)
This package includes all of the services listed below as standard.
- property condition assessment
- initial value and marketing advice
- detailed property description
- digital marketing on Northwood national website and our social media channels
- production of photography
- promotion of your property on our major marketing portals
- installation of a ‘to let’ board
- review of suitable tenants
- accompanied viewings
- assistance in review and selection of tenants on receipt of ‘notes of interest’
- full applicant qualification to include referencing of the potential tenants (including guarantors if required) and ‘right to
- rent’ checks
- preparation of full legal documentation including assured shorthold tenancy agreement
- legal safety compliance audit and supply of certification to the tenants
- production of a digital photographic inventory of condition and ‘check-in’ inspection
- collection of first months rent and deposit
- key handling and management
- monthly rent collection
- payment of monthly rent by BACS
- rent default management
- monthly and annual statements for tax purposes
- access to our client portal holding all of your property and financials details allowing 24/7 access for transparency
- tenants deposit administration with the TDS
- a dedicated property manager
- handling of maintenance and repair reports by your tenant
- handling and management of utilities
- management of council tax liabilities
- management of periodic legal compliance
- initial digital photographic property inspection with report on condition, three months after move-in
- digital four monthly, photographic property inspections with a report on condition
- mediation of deposit disputes
- supply of information regarding all legislation changes
- access to legal advice through our in-house legal team
- access to our panel of vetted contractors
- invoice handling
- production and supply of monthly and annual electronic tax statements
- free Renters Rights Act 2025 compliance support
Compliance Requirements
For landlords who use our Fully Managed HMO Service, we automatically instruct our approved contractors to carry
out all required compliance works at your property. This ensures that we retain full oversight of the process and are
able to meet the obligations set out in our Terms of Business.
If a landlord prefers to appoint their own contractor to undertake compliance works, such as a Gas Safety
Certificate or an Electrical Installation Condition Report (EICR), they will be required to sign a disclaimer. Please
note that will also be a fee for checking of the certificate to ensure that it has been completed correctly. This
disclaimer confirms that Northwood accepts no liability for any future issues arising as a result, including (but not
limited to) difficulties in gaining possession of the property or penalties incurred due to incorrect certification or
failure to meet statutory deadlines.
In these circumstances, valid certification must be provided to Northwood no later than 14 days prior to the current
certificate’s expiry date.
The following certifications are required in rental properties:
- Where gas is installed in the property, annual Gas Safety Inspection and Certification is required on each gas appliance / flue. This can be undertaken up to two months prior to expiry of the current certificate without affecting the original expiry date. We will also instruct our Engineer to service your boiler annually unless otherwise instructed.
- All rental properties require a fixed wiring electrical safety inspection, this is called an Electrical Inspection Condition Report (EICR) to be carried out to ensure the safety of the electrical installation within the property. Certification will generally be required every five years, however some installations may require a lesser frequency dependent upon the condition of the installation. This is at the discretion of the qualified Electrical Inspector.
- A Legionella Risk Assessment must be carried out on all properties on an annual basis. This can be carried out by Northwood or your own contractor.
- An Energy Performance Certificate (EPC) is a statutory requirement for all rental properties. The minimum standard for an EPC certificate is a rating of E or above (unless exempt). This is required before a tenancy can commence and a certificate is valid for 10 years.
- PAT Testing (Portable Appliance Testing) is required in all properties that have either freestanding electrical white goods (i.e. Fridge / washing machine) or in part or fully furnished properties where numerous electrical appliances are provided (i.e. TV, microwave, kettle, bedside lamps etc).
- A Grade LD1 Fire Detection system consisting of mains interlinked Smoke Alarms must be installed on each floor of a HMO property as a minimum requirement and must be tested on a weekly basis (see ad-hoc fees). Some higher risk properties will require a Grade A Fire Detection System consisting of a mains fire panel and alarm system. This must also be tested on a weekly basis and also be serviced on a six monthly basis by a competent contractor.
- Carbon Monoxide Alarms must be installed in all rooms containing a solid fuel burning appliance (i.e. Boiler, Log burner, Gas Fire etc). Good quality alarms typically have a lifespan of 7 years.
- Chimneys that are in use in a rental property must be swept on an annual basis. It is the Landlord’s responsibility to ensure that this is carried out and a Chimney Sweep Certificate provided.
- A Hot Water Cylinder Service is required where an ‘unvented’ cylinder is installed in the property. This is to meet with manufacturers recommendations, the system must be serviced and safety devices (pressure relief valves) checked for correct and safe operation.
- Fire Doors must be checked by a competent person at least every six months to ensure fire doors are in efficient working order.
- A Fire Risk Assessment must be conducted for a HMO property and must be reviewed by a competent person at least annually
SRU Fees
| Chargeable Activity | Adhoc Fee | Included in Service Level | |||
| 1 | 2 | 3 | 4 | ||
| Full applicant qualification to include referencing and right to rent checks | For up to two tenants | N | Y | Y | Y |
| Additional tenant referencing and right to rent checks | £24 for each additional reference (per tenant) | N | N | N | N |
| Guarantor referencing | £24 for each guarantor | N | N | N | N |
| Landlord Onboarding (to verify identity, ownership, PEP and Sanctions Checks) | £40 per property (applicable upon first engagement with Northwood) | N | N | N | N |
| Landlord Sanctions Checks prior to start of each tenancy | £24 per tenancy | N | N | N | Y |
| Professional hourly rate | £84 per hour for Lettings Team / £168 per hour for Director (ie. site visits or ad-hoc work) | N | N | N | N |
| Annual digital statement & invoices | £72 (available free of charge on client portal) | N | N | Y | Y |
| Duplicate statements | £12 per statement (available free of charge on client portal) | N | N | N | N |
| Digital photographic Inventory and Check-In (Unfurnished) | £168 (based on a two bedroom property with upto five rooms) / £30 per additional room | N | Y | Y | Y |
| Digital photographic Inventory (Furnished) | £204 (based on a two bedroom property with upto five rooms) / £30 per additional room | N | N | N | N |
| Digital photographic ‘Check-Out’ report at the end of tenancy including utility management and depsoit adjudication process | £168 | N | N | N | N |
| Additional / Ad-hoc Property Inspections (delivered digitally with colour photos) | £96 (two per annum included in Fully Managed service) | N | N | N | N |
| Printed pdf report of property inspection (with colour photos) | £54 | N | N | N | N |
| Void period property inspection / empty homes visit | £48 (within 5 miles, £1 per mile thereafter) | N | N | N | N |
| Deposit administration with the TDS | £50 | N | N | N | Y |
| Deposit transfer fee to landlord scheme | £25 | N | N | N | Y |
| Single deposit claim and dispute resolution (subject to minimum claim of £100) | £90 | N | N | N | N |
| Rent review, negotiation and issue of S13 Notice (including comparable report) | £120 | N | N | N | N |
| Rent review, negotiation and implementation of Non Housing Act tenancies (including comparable report) | £120 | N | N | N | N |
| First Tier Tribunal Fee | £60 | N | N | N | N |
| Withdrawal fee after marketing has began | £168 | N | N | N | N |
| Withdrawal fee (after successful references have been obtained and during tenancy) | One calendar months rent | N | N | N | N |
| Serving of tenant legal notices (e.g. S3 / S47 / S48) | £60 per notice or document | N | N | N | N |
| Support to solicitor for serving of legal documents | £168 (all documents available free of charge on client portal) | N | N | N | N |
| Processing of Statutory Declaration | £72 | N | N | N | N |
| Bailiff Attendance (does not include the cost of the court appointed bailiff) | £168 per visit | N | N | N | N |
| Additional contractor quotes | £30 per quote (two quotes included in Fully Managed service) | N | N | N | N |
| Fee for checking of contractor certificates to ensure compliance (if landlord instructed own contractor) | £15 per certificate | N | N | N | N |
| Fee for procurment of contractor quotes, arranging access, inspecting works and handling of invoicing | 12% added on to the contractor invoice | N | N | N | N |
| Sale of property to a sitting tenant / 3rd party introduced by Northwood | 1.2% of agreed sale price (subject to a minimum fee of £1200) | N | N | N | N |
| Sale of property with tenant-in-situ through another agency, where purchaser does not wish to continue with our management services | Standard withdrawal fee of one calendar months rent applies | N | N | N | N |
| Chargeable Activity | Adhoc Fee | Included in Service Level | |||
| 1 | 2 | 3 | 4 | ||
| Provision of access to property for landlords specified contractors | £84 per hour or part thereof | N | N | N | N |
| Rent guarantee insurance | Price available on request (subject to change) | N | N | N | N |
| Provision of additional keys | £15 per key (plus cost of key) | N | N | N | N |
| Key Holding | £60 per annum | N | N | Y | Y |
| Non-UK resident accounting transactions | £48 per transaction (free of charge if registered with HMRC) | N | N | N | N |
| Land Registry check (where not provided by the Landlord) | 20 | N | N | N | N |
| Payment of Utility Bill or Supplier (not on our accounting system) on behalf Landlord | £20 per payment | N | N | N | N |
| Pre-payment meter top-up | £48 per meter (does not include top-up cost) | N | N | N | N |
| International Landlord Payment (Outside of SME) | £30 (inc bank charges) | N | N | N | N |
| Provision of documentation after management has ended (more than 30days since withdrawal) | £120 | N | N | N | N |
| Out of hours attendance at property | £84 per hour | N | N | N | N |
| Issue of Government Information Sheet (RRA 25) | £50 | N | N | Y | Y |
| Fees for administration of Government mandated landlord portal | Ask for details | N | N | N | N |
| Making Tax Digital (MTD Administaration Fee) | £100 (includes landlord use of software) | N | N | N | N |
| Let Only Landlord Rescue Service (Landlords overwhelmed with the obligations placed upon Landlords and fallen foul of legislation, leaving them in a vulnerable position). | £300 for initial advice | N | N | N | N |
| Support to Local Authority visits where a Notice of Entry has been issued | £72 per visit | N | N | N | N |
| Management of Schedule of Works issued by Local Authority, to completion | £250 | N | N | N | N |
| Provision of Damp Inspection to meet with RRA 25 requirements | £72 | N | N | N | N |
Compliance Cost (SRU)
| Certification Type | Frequency | Cost |
| Provision of Gas Safety Inspection and Certification (including service of boiler) | Annually | £120 (each additional appliance charged at £15) |
| Hot Water Cylinder Service (including safety check) | Annually | £120 |
| Provision of Electrical Inspection Condition Report | Every five years | £198 (Remedial works in the event of an Unsatisfactory Report will be quoted at an additional cost) |
| Legionella Risk Assessment | Annually | £72 |
| EPC Certificate | Annually | £90 |
| PAT Testing | Annually | from £50 (up to 15 items tested) |
| Smoke alarm replacement | As required | from £70 each (wireless interlinked smoke alarms) |
| Carbon monoxide alarm replcement | As required | from £40 each |
| Chimney Sweep (inc clean certificate) | Annually | from £80 |
| Provision of Damp Inspection to meet with RRA 25 requirements | £72 |
HMO Fees
| Chargeable Activity | Ad-Hoc Fee |
| Full applicant qualification to include referencing and right to rent checks | For up to two tenants |
| Additional tenant referencing and right to rent checks | £24 for each additional reference (per tenant) |
| Guarantor referencing | £24 for each guarantor |
| Landlord Onboarding (to verify identity, ownership, PEP and Sanctions Checks) | £40 per property (applicable upon first engagement only with Northwood) |
| Landlord Sanctions Checks prior to start of each tenancy | £24 per tenancy |
| Professional hourly rate | £84 per hour for Lettings Team / £168 per hour for Director (ie. site visits or ad-hoc work) |
| Annual and Quarterly digital statements & invoices | £72 (available free of charge on client portal) |
| Duplicate statements | £12 per statement (available free of charge on client portal) |
| Digital photographic Inventory and Check-In | £72 per bedroom |
| Digital photographic ‘Check-Out’ report at the end of tenancy including utility management and deposit adjudication process | £72 per bedroom |
| Additional / Ad-hoc Property Inspections (delivered digitally with colour photos) | £72 (three per annum included within service level) |
| Printed pdf report of property inspection (with colour photos) | £54 (available free of charge on client portal) |
| Void period property inspection / empty homes visit | £50 (within 5 miles, £1 per mile thereafter) |
| Monthly Property Condition and Safety Inspection (Communal Areas Only) | £54 |
| Weekly fire alarm and emergency lighting test (Hull City Council & East Riding Council testing requirements align with national BS 5839-6 standards) | £18 per week (charged on a monthly basis) |
| Full House Annual Inspection | £126 |
| Deposit administration with the TDS ({includes Adjudication Process at end of tenancy) | £50 |
| Rent review, negotiation and issue of S13 Notice (including comparable report) | £60 |
| First Tier Tribunal Fee | £60 |
| Withdrawal fee after marketing has began | £168 |
| Withdrawal fee (after successful references have been obtained and during tenancy) | One calendar months rent |
| Serving of tenant legal notices (e.g. S3 / S47 / S48) | £60 per notice or document |
| Support to solicitor for serving of legal documents | £168 (all documents available free of charge on client portal) |
| Processing of Statutory Declaration | £72 |
| Bailiff Attendance (does not include the cost of the court appointed bailiff) | £168 per visit |
| Additional contractor quotes | £30 per quote (two quotes included in Fully Managed service) |
| Provision of access to property for landlords specified contractors | £84 per hour or part thereof |
| Fee for checking of contractor certificates to ensure compliance | £15 per certificate (if landlord has instructed own contractor) |
| Fee for procurment of contractor quotes, arranging access, inspecting works and handling of invoicing | 12% added on to the contractor invoice |
| Provision of cleaning in communal areas (minimum every two weeks) | £25 per hour (minimum 2hrs) |
| Supply and installation of Police approved keysafe (Supra C500 Pro Key Safe) | £120 |
| Provision of floorplan | Price available on request (subject to change) |
| Chargeable Activity | Additional Charges |
| Rent guarantee insurance | Price available on request (subject to change) |
| Provision of additional keys | £25 for the first key / £12 for each additional key (plus cost of key) |
| Non-UK resident accounting transactions | £48 per transaction (free of charge if registered with HMRC) |
| Land Registry check (where not provided by the Landlord) | £20 |
| Pre-payment meter top-up | £48 per meter (does not include top-up cost) |
| International Landlord Payment (Outside of SME) | £30 (inc bank charges) |
| Provision of documentation after management has ended (more than 30days since withdrawal) | £120 |
| Out of hours attendance at property | £84 per hour |
| Fees for administration of Government mandated landlord portal | Ask for details |
| Making Tax Digital (MTD Administaration Fee) | £100 (includes landlord use of software) |
| Let Only Landlord Rescue Service (Overwhelmed with the obligations placed upon Landlords and fallen foul of legislation, leaving them in a vulnerable position). | £300 for initial advice (Overwhelmed with the obligations placed upon Landlords and fallen foul of legislation, leaving them in a vulnerable position). |
| Support to Local Authority visits where a Notice of Entry has been issued | £72 per visit |
| Management of Schedule of Works issued by Local Authority, to completion | £250 |
| Sale of property with tenant-in-situ through another agency, where purchaser does not wish to continue with our management services | Standard withdrawal fee of one calendar months rent applies |
Compliance Cost (HMO)
| Certification Type | Frequency | Cost |
| Provision of Gas Safety Inspection and Certification (including service of boiler) | Annually | £120 (each additional appliance charged at £15) |
| Hot Water Cylinder Service (including safety check) | Annually | £120 |
| Provision of Electrical Inspection Condition Report | Every five years | £198 (Remedial works in the event of an Unsatisfactory Report will be quoted at an additional cost) |
| Legionella Risk Assessment | Annually | £24 per bedroom |
| EPC Certificate | Annually | £90 |
| PAT Testing | Annually | from £50 (up to 15 items tested) |
| Smoke alarm replacement | As required | from £70 each (wireless interlinked smoke alarms) |
| Carbon monoxide alarm replcement | As required | from £40 each |
| Chimney Sweep (inc clean certificate) | Annually | from £80 |
| Fire Risk Assessment | Annually | from £180 |
| Fire door inspection report | Every six months | from £25 per door (minimum charge £100) |
| Fire extinguisher maintenance | Annually | from £80 for up to five fire extinguishers, each additional extinguisher charged at £10 each (remedial works at additional cost) |
| Emergency lighting and fire alarm service | Every six months | from £125 |
| Emergency lighting and smoke alarm service | Annually | from £125 |