One of the biggest mistakes made within the HMO sector is the assumption that every HMO should be treated in exactly the same way.

The legislation may place a wide variety of properties under the same broad heading, yet anyone who has spent years dealing with licensing, enforcement, tribunals and landlord disputes knows that no two HMOs are ever truly alike.

A student house is not the same as a professional house share, nor a professional house share the same as supported accommodation neither is supported accommodation the same as temporary accommodation.

Then there is the converted building containing self-contained flats is not the same as a traditional shared house.

Each attracts different people, with different challenges and each requires different management and most importantly, each develops its own community.

The property sector has become increasingly focused on buildings and landlords discuss yields, investors discuss returns, developers’ refurbishments, agents’ occupancy levels, fees and attracting tenants.

Compliance consultants, lawyers and Local housing Authorities discuss regulations, yet one of the most important elements of successful HMO management often receives far less attention than it deserves and that is people.

After years spent dealing with landlords facing licensing difficulties, enforcement investigations, financial penalties, tribunal proceedings and tenant disputes, one conclusion continues to emerge. Property rarely creates the biggest problems–it is people who do!