Dawlish Road, Leeds 9

We took a run down and old Victorian Terrace house close to the Leeds City Centre, and refurbished it into a beautiful three bedroom multi-let house. The house has three double bedrooms, all with high end private en-suite shower rooms. There is a modern funcdtional communal kitchen with all the essential fittings, including Air Fryer, it is a living enviroment which we know our tenants will enjoy.


Communal Living

Communal living in a professional HMO provides a number of benefits for our residents. Our HMOs are designed to offer a comfortable and convenient living experience for professionals, and communal living can add an extra level of community and social interaction.

One of the main benefits of communal living in our professional HMOs is the sense of community it creates. Residents are able to interact with one another and build connections, which can be particularly beneficial for those who are new to the area or those who live alone.

Communal living in our professional HMO also provides a sense of security. Living with other people means that there is always someone around, which can provide a sense of safety and security. This can be particularly beneficial for those who work long hours or who travel frequently, as they can rest easy knowing that their home is being looked after by others.

Another benefit of communal living in a professional HMO is the shared responsibility for common areas. With shared facilities such as kitchens, living rooms and gardens, residents are responsible for keeping them clean and tidy. This can be a great way to ensure that common areas are well-maintained and that everyone feels a sense of ownership over the space.

Communal living in our professional HMO creates a sense of community, provides a sense of security, shared responsibility and cost-effectiveness. These benefits make it an excellent option for professionals looking for a comfortable and convenient living situation.

Large Double Bedrooms

Large double bedrooms for single occupancy in our professional HMOs  offer a number of benefits for professionals looking for affordable, comfortable, and convenient housing.

Our larger bedrooms provide more space for storage, work, and relaxation. This can be especially important for professionals who may have a lot of work or personal items to store, or who simply prefer more space to move around in.  Our larger bedroom can also offer more privacy and quiet, which can be beneficial for professionals who work from home or need a quiet space to study or relax.

Having a large double bedroom for single occupancy means that you will not have to share the room with a roommate, giving you even more privacy, and also the flexibility to decorate and personalize your space as you wish. Renting a room in a professional HMO can be a more affordable option than renting a whole apartment or house, while still providing the space and privacy that professionals need.

In summary, large double bedrooms for single occupancy in our professional HMOs offer professionals more space, privacy, and cost-effectiveness, as well as a sense of community, making it an attractive housing option for  professionals.

Fully Furnished Rooms

All our HMO properties are fully furnished rooms with high quality furnishings.  Our rooms require tenants to make no additional financial outlay making the transition to renting and living independently that much easier.

Our  fully furnished HMO bedroom  provides several benefits for tenants. It makes the property more attractive to tenants, as they will not have to purchase or move their own furniture. This can also make the rental process more efficient, as the tenant can move in immediately. 

Desirable and Functional Kitchen

Our kitchens are designed with a focus on aesthetics and a desirable and functional kitchen is essential in any professional HMO (House in Multiple Occupation) setting. Our space is designed to cater to the needs of multiple tenants while still being functional, aesthetically pleasing, and easy to maintain.

One key element is ample storage space. This includes both cabinets and countertops, as well as additional storage solutions such as pantries or shelving. Having enough storage not only makes the kitchen more functional, but it also helps to keep the space organized and clutter-free.

Another important aspect is the layout of the kitchen. Our well-designed layout ensures that the kitchen is easy to navigate and that all appliances and fixtures are easily accessible.

The kitchen is equipped with high-quality appliances that are durable and easy to maintain. This includes things like stainless steel appliances, energy-efficient appliances, and even smart appliances that can be controlled remotely.


Modern en-suite shower-rooms

High-end en-suite shower rooms in our HMOs provide a luxurious and convenient living experience for our residents. These shower rooms are designed to be private, spacious and equipped with top-of-the-line fixtures and finishes.

One of the key features of high-end en-suite shower rooms is their privacy. Each room has its own private entrance, ensuring that residents have complete control over their living space. This also means that residents don’t have to share bathrooms with other people, providing a greater sense of hygiene and personal space.

The shower rooms themselves are designed with luxury in mind. They are spacious and equipped with high-end fixtures and finishes, such as rainfall shower-heads, high-pressure water flow and digital temperature control. The use of high-quality materials such as ceramic tiles, marble or natural stone provides a sense of luxury and elegance, while the use of LED lighting and large mirrors add to the sense of space.

In addition to the shower rooms, the en-suite feature also includes a sink and toilet, providing a complete bathroom experience. This eliminates the need for residents to leave their room to use the toilet or wash their hands, which adds to the overall convenience and comfort of living in an HMO.

High-end en-suite shower rooms are also designed with safety and hygiene in mind. They are built to meet high standards for cleanliness and sanitation.

Our modern en-suite shower rooms provide a luxurious and convenient living experience for residents. They offer privacy, luxury, and hygiene, while also being designed with safety in mind. These shower rooms are an excellent option for young professionals and anyone looking for a comfortable and convenient living situation in an HMO.

The nature of living in an HMO means that they must have their own set of rules and regulations, so it’s important to understand what the rules are. A House in Multiple Occupation (HMO) is a type of housing where multiple tenants live in the same building, but have separate rental agreements.  Because there are multiple tenants sharing one house, it is important for each tenant to understand their own personal obligations and their obligations to the house community, otherwise we risk not having a cohesive community.  These HMO Rules are set out to be firm but fair and whilst not exhaustive, they cover most of the issues which arise in a HMO.It is also important to read the tenancy agreement which underpins the rental in conjunction with the list below as well as our general Terms of Business which can be found on this web sit. 

The house is a house in multiple occupation (HMO) if both of the following apply:

  • at least 3 tenants live there, forming more than 1 household
  • you share toilet, bathroom or kitchen facilities with other tenants

The house is a large HMO if both of the following apply:

  • at least 5 tenants live there, forming more than 1 household
  • you share toilet, bathroom or kitchen facilities with other tenants

A household is either a single person or members of the same family who live together. A family includes people who are:

  • married or living together – including people in same-sex relationships
  • relatives or half-relatives, for example grandparents, aunts, uncles, siblings
  • step-parents and step-children
What are the responsibilities of the landlord in an HMO?

As landlords, we are responsible for maintaining the property and ensuring that it meets safety and health standards. We are also responsible for providing essential services such as heating and hot water.

  • Ensuring that the property meets the necessary safety standards and regulations, such as fire safety, gas safety, and electrical safety
  • Providing and maintaining adequate common areas and facilities, such as bathrooms and kitchens
  • Ensuring that the property is in a good state of repair and is properly maintained
  • Managing any communal areas in a safe and appropriate manner
  • Providing tenants with a written tenancy agreement and a copy of the current gas safety certificate
  • Making sure that any furniture provided is fire-resistant
  • Meeting the requirement of having an HMO licence if the property is big enough and meets certain licence criteria
HMO Licencing

In short, no. Licensing will usually be required when the HMO is deemed to be a Large HMO.

A Large HMO is:

  • Housing at least 5 tenants, forming more than 1 household
  • Facilities (bathroom, toilet, or kitchen) are shared with other occupants

Becuase the maximum number of occupants is three people, the property at Dawlish Road is not deemed as a Large HMO and as such is classed as an unlicenced HMO by Leeds City Council.

Maintaining Standards

As HMO landlords, we need to keep abreast of health and safety issues in order to remain compliant with the local authority.

Key things we are responsible for are

  • Gas safety – where there is a gas supply,  we must undertake annual checks.
  • Electrical safety – checks made every five years.
  • Fire safety – smoke and carbon monoxide alarms fitted, maintained and checked.
  • Rubbish disposal facilities provided.
  • Adequate cooking, cleaning, and washing facilities provided and maintained
  • Communal areas to be kept clear and clean – tenants responsiblity.
  • Managing any overcrowding issues.
Double Bedrooms - Single Occupancy

Because we wish to promote a more professional standard of  HMO, all of our HMO Properties are all double bedroom size properties BUT they are strictly for single occupancy and this rule is very important as any violation could result in us being prosecuted by the local authority for overcrowding.   We will not tolerate double occupancy of our single occupancy rooms, even for short periods of time.  If a tenant puts our busines at risk by breaking this rule, the tenancy will be terminated.

House Visitors

Whilst vistors are weclome, there are very strict rules as to the number of occupants that can actually stay at the property. Leeds City Council rule that the house in Dawlish Road is a Small HMO, which means it is regulated for three people or less.  This is very important as any breach of this rule may lead to our prosecution. Understadibly, this is very important rule that if breached could put our livelihood at risk and as such any beach of this rule is classed as a serious breach of the tenancy contract which will lead to the termination of the tenancy. 

House Cleaning

The property at Dawlish Road is a professional HMO and as such, we expect standards to be adhered to. Tenants are responsible for the communal areas of the house, including the kitchen, hall stairs and landing.  Special attention must be paid to the kitchen, the floor, the sink, ovens and hobs.

Tenants are fully responsible for the cleanliness of their rooms and whilst we cannot police the general tidiness of individual rooms, we will not tolerate unclean bathrooms, showers and toilets, in particular, the tenant must clean any mould build up on tiles, tile grout and silicon sealant with bleach based disinfectant.


This property offers on-street parking only. Tenants do not have a right to a specific parking place, but there is often plenty of parking immediatly in front of the house.  Tenants take full responsibility for their own vehicle, and parking does not form part of the tenacy agreement.

No Pets Policy

We have a strict no pets policy for a variety of reasons.  The main reason for our no pets policy is to ensure the safety and comfort of all residents. HMO living is not condusive to keeping pets, they can be disruptive to other residents, causing noise and odors and in some cases, alergies.

We also wish to protect the property from damage caused by animals. Pets can scratch or chew on doors, walls, and floors, causing costly repairs. Additionally, pets can cause stains on carpets and upholstery.

In summary, all of our rental properties have a no pets policy to protect the property, ensure the safety and comfort of all residents, and reduce the risk of liability for the landlord.


Communal WiFi refers to a wireless internet network that is shared among the residents of the property. This type of network is set up by us as a convenience and amenity to tenants. The advantage of communal WiFi is that it eliminates the need for each resident to set up and pay for their own individual internet service, and can provide a more reliable and faster connection than individual connections, but we do not guarantee that.  However, with communal WIFI, all the tenants share the same bandwidth and this can lead to slow internet speeds during peak usage times. 

We provide communal internet for private leisure use and not for busines or commercial use as we cannot be responsible for the download speeds.  If  you work from home and the WIFI speed is vital or important for your work, you must provide your own additional private WIFI service, we will not provide bandwidth in addition to what has already been provided.

Fair Usage Policy -WIFI

Fair Usage Policy for WIFI in our House in Multiple Occupancy

This fair usage policy outlines the acceptable use of the WIFI network in a house in multiple occupancy. The purpose of this policy is to ensure that all residents have access to reliable and fast WIFI service.

  1. Unlimited Usage: The WIFI network is intended for unlimited use by all residents. However, excessive usage that affects the overall performance of the network for other residents is not permitted.
  2. Bandwidth-Intensive Applications: Residents are requested to avoid using bandwidth-intensive applications, such as peer-to-peer file sharing and gaming, during peak usage hours.
  3. Network Security: Residents are responsible for ensuring the security of their own devices and must not engage in any activity that may compromise the security of the WIFI network.
  4. Illegal Activities: The use of the WIFI network for illegal activities, such as downloading copyrighted material, is strictly prohibited.
  5. Service Interruptions: In the event of any service interruptions, we will make every effort to restore WIFI service as quickly as possible but this may be outside of our control.
  6. Complaints and Concerns: If a resident has a complaint or concern about the WIFI service, they should contact us for assistance.

By using the WIFI network in our House in Multiple Occupancy, residents agree to adhere to this fair usage policy. Failure to comply with this policy may result in the suspension or termination of WIFI service.

Whilst providing WIFI in our HMO for communal use by Tenants, we do not stipulate service standards,  WIFI is for recreatioal use only and its supply by us does not constitute any form of minimum level service contract.  For those who WIFI is essenital for work or business,  you must not rely on the WIFI service provided by us but must provide your own service sufficent for the level of service you require.

This fair usage policy is subject to change without notice. Residents are encouraged to periodically review this policy to ensure they are aware of any changes.

Drains and Drainage

Blocking drains can cause serious problems for both the landlord and tenants. They can lead to unpleasant odors, slow draining sinks and toilets, and even sewage backups. To prevent this, it is important not to flush inappropriate items down the toilet such as sanitary products, wipes, or grease, and to avoid disposing of large amounts of food waste in the sink. It’s also important to keep an eye on what goes down the shower and bath drains, as hair and soap scum can quickly build up and block the pipes. As landlords, we are responsible for maintaining the drains and pipes, so it is in our best interest to ensure they are not blocked.

Tenants must report any problems they encounter with drains as soon as they are encountered.

Allocated Kitchen Space

Allocated cupboards in a shared HMO kitchen are important because they provide each tenant with a designated space to store their food, dishes, and cooking equipment. This helps to prevent confusion and conflicts over shared resources, and ensures that each tenant has a sense of privacy and control over their own living space. Additionally, having allocated cupboards can make it easier to keep the shared kitchen clean and organized, as each tenant is responsible for keeping their own designated area tidy. Overall, allocated cupboards in a shared HMO kitchen can help to create a more harmonious and comfortable living environment for everyone.

Outside Area

The external areas of the house must be kept free of any obstruction, such as bikes. Also, if tenants see any litter, we ask them too pick it up and dispose of it in an appropriate way. We strive to keep the exterior of the property clean and tidy but we are not always there to do so. As tenants are in occupancy, we need the assistance of the house community to help keep up standards because it benefits everyone.

Heating and Energy Use

Energy use is important in a HMO (House in Multiple Occupation) property because it directly affects the operating costs of the property. High energy consumption can lead to higher utility bills and increased maintenance costs. Additionally, energy efficiency can have a positive impact on the environment and can help reduce the property’s carbon footprint. Properly managing energy use can also improve the comfort and livability of the property for tenants, which can help attract and retain renters. 

Where Utility costs are included in the rent amount, tenants have a responibilty to make sure that the heating in their rooms is not left on when they are not in residence or is not left on when the windows or doors are open. 

The heating system in Dawlish Road is a modern Gas Central system with Thermostatic Radiator Valves to control the tempearature in each room. However, the overall temerature of the house is set and controlled by the Landlord. This is to prevent any missuse or negligent use of expensive heating.

Fair Use - Utilities

This policy outlines the fair usage of utilities in our House in Multiple Occupancy (HMO). It is essential for all tenants to understand their responsibilities and obligations with regards to the use of utilities in the property. This policy is implemented to ensure that our tenants use the utilities both legally and within reasonable and sensible limits.

The purpose of this policy is to ensure that all tenants use the utilities in a responsible and fair manner, avoiding waste and ensuring that bills are fair and  equitable.

This policy applies to all tenants of the HMO property, including electricity, gas, water, WIFI and any other utilities provided by the landlord.

Responsibilities of Tenants:

  1. Tenants are responsible for ensuring that all utilities are used in a reasonable manner and not wasted.
  2. Tenants must report any leaks or issues with utilities promptly to the landlord.
  3. Tenants must not tamper with the utilities or make any alterations without the landlord’s permission.
  4. Tenants must not use excessive amounts of utilities, such as leaving lights or appliances on when not in use or when not necessary.

Billing and Payment:

  1. Utilities are covered by the landlord on a monthly or quarterly basis, the cost of which is shared by tenants from  rent.
  2. Tenants who use excessive amounts of utilities will be asked to pay an additional fee.


  1. The landlord reserves the right to revert to none inclusive rent to cover utilities if a tenant breaches this fair usage policy.
  2. If a tenant continues to breach this policy, the landlord may take legal action to recover any costs incurred.

This policy is aimed at encouraging our tenants to be considerate in their use of these services by ensuring there is no  unnecessary wastage of energy, water or other utiliites.

This fair usage policy is designed to ensure that all tenants in the HMO property use utilities responsibly and equitably. By adhering to this policy, tenants can help to reduce waste, keep utility bills low, and maintain a pleasant living environment for all residents.


CCTV cameras are placed outside of the property as a security measure to deter crime and monitor the comings and goings of residents and visitors, we have two cameras placed at the rear of the property.  CCTV cameras may be used  for monitoring the safety and maintenance of the property, such as ensuring that fire exits are not blocked and monitoring the condition of common areas.  If necessasry, our cameras can also be used to identify individuals involved in criminal activity or to gather evidence in the event of a crime. Overall, we use CCTV cameras as a security tool to keep the residents and the property safe.

Keys and Digital Locks

Tenants are responsible for the safekeeping of their own house keys. If the keys are lost or stolen, it is the tenant’s responsibility to inform us immediately and it is the tenants responsiblity to replace any lost key.  It is our policy that tenants are required to pay a fee for lost keys, or we may require the tenant to pay for a locksmith to change the locks. The tenant should be aware of their responsibilities regarding keys and fees in their rental agreement.  If tenants forget the code for their digital door lock, we can supply it but will only do so at reasonable hours of the day or night, we therefore suggest that you provide a trusted friend who you can call in the early hours with the code to your room .   

Rubbish Bins

Tenants are responsible for putting their own waste and recycling bins out for collection on designated days. This may include ensuring that the bins are placed outside for collection or designated area by a certain time on the collection day, and bringing them back in after they have been emptied. Tenants should also ensure that their bins are not overflowing, as this can attract pests and create a health hazard. Additionally, tenants may be responsible for cleaning and maintaining their bins, such as washing them out regularly to prevent odors.

It is important for tenants to familiarize themselves with the specific policies regarding waste and recycling collection days.

There is a Tenant Bin Rotar which is pinned to the communal notice board, please refer to this rotar for flat responsibltiy for putting waste bins out and briging them back in.

Fire Alarm

The fire alarm system is installed in the HMO to alert the occupants in the event of a fire. It is designed to detect smoke or heat and activate an alarm to alert the occupants of the building. It is an important safety feature that helps to ensure that everyone can safely evacuate the building in the event of a fire. It is the legal obligation of the landlord to make sure the fire alarm system is working properly and to carry out regular maintenance. It is also important for tenants to know how to respond to a fire alarm and to evacuate the building safely when the alarm sounds.  If the alarm sounds, please do not assume that it is a false alarm, it might not be! 

Personal Electrical Appliances

Other than Telvisions and Personal Computers and small items as hairdryers,  we do not permit personal electrical appliances to be used in our HMO rooms.  Such examples would be fridges and for ridge freezers, heaters,  ovens, microwaves and kettles.  The reason these are not allowed is due to the probable overloading of the electric system and the potential fire hazard within the private room of a tenant which would therefore void our insurance policy.  The final say on which electrical appliances can and cannot be used rests with the landlord.

Hanging Pictures etc

Under no circumstances must you hang any pictures or other items which require banging a nail or other item into the walls. There are pipes, electric cables and fire alarm cables running in the wall voids and without knowing where they are, putting up pictures or other items could result in a serious and very expensive damage to the property.

Additionally it may be difficult and costly to remove the items and restore the walls to their original condition when a tenant moves out, so please do not hang anything on the walls.

Electrical Tripping Issues

Each bedrooms is fitted with its own Consumer Unit (fuse box), which is independant of the main house Consumer Unit. This is designed so that if there is an appliance fault in the room, which leads to a tripped fuse, then it should only trip the circuit in your room and not the main house circuit.  If the house circuit trips, it will be because of a fault on the commmuncal circuit.  The House Circuit is in the cellar.  These circuits are easy to reset and you will find more information on how to reset a tripped fuse here, please see our page on Electric Issues