Clear guidance for London landlords looking to keep their shared homes running smoothly
If you're managing an HMO in London, you already know that keeping the household organised can be a challenge. With multiple tenants sharing the same kitchen, bathrooms, and communal spaces, having a clear set of rules and resources isn’t just helpful—it’s essential.
A well-written house manual sets expectations, helps tenants settle in quickly, and reduces the number of questions or complaints you’ll receive. It's one of those underrated landlord tips that can make your life a lot easier.
Here’s how to create a house manual that’s easy to read, helpful, and actually gets used.
Why You Need a House Manual (Especially in an HMO)
Whether you manage one shared house or several, a house manual is your go-to tool for:
Setting clear expectations about how the property should be used and maintained
Minimising misunderstandings between tenants
Answering common questions without constant back-and-forth
Complying with legal obligations (especially relevant for licensed HMOs)
For London landlords, where properties are often occupied by a mix of students, young professionals, and international tenants, a good manual helps bridge language barriers and cultural differences.
What to Include in Your HMO House Manual
You don’t need to go overboard, but your manual should cover the basics and be easy to follow. Here’s a breakdown of what to include:
1. Welcome Section
Start with a warm, friendly note that makes the tenant feel at home. Mention:
A quick introduction to the property
Contact details for you or the managing agent
Emergency contacts (plumber, electrician, gas, etc.)
2. House Rules
Lay out the dos and don’ts clearly. Keep it fair and simple:
Noise limits (e.g., no loud music after 10 pm)
Guests (e.g., overnight stays must be approved)
Smoking policy (most HMOs are non-smoking indoors)
Cleanliness expectations (e.g., cleaning rotas for shared spaces)
This is especially useful for preventing disputes in shared homes.
3. Appliance Guides
Give clear instructions for:
Washing machine and dryer
Boiler and heating system
Oven, hob, and microwave
Wi-Fi router (include password!)
Tenants often struggle with British appliances, especially international renters. A few bullet points or links to YouTube tutorials can make a big difference.
4. Rubbish & Recycling
Include the local council’s bin collection schedule, plus instructions for:
Separating recycling
Disposing of food waste
Bulky item collection
In some London boroughs, incorrect bin use can lead to fines—so it’s worth getting this right.
5. Maintenance & Repairs
Tell tenants:
What’s considered an emergency repair
How and when to report issues
What they’re responsible for (e.g., lightbulbs, fuses)
Encourage tenants to report small issues early before they become expensive problems—this is one of the smartest landlord tips you can give yourself.
6. Safety Information
You are legally required to inform tenants about:
Gas safety (include a copy of your latest gas certificate)
Fire safety (fire exits, extinguisher locations, fire doors)
Electrical safety
What to do in an emergency
Make sure smoke alarms and carbon monoxide detectors are tested regularly and documented.
7. Rent & Deposits
Clarify:
Rent amount and due date
How to pay
What’s included (e.g., bills, internet, cleaning)
Deposit protection scheme info
8. Skincare, Wellbeing & Climate Tips (optional but thoughtful)
This may sound a bit niche, but adding small notes on things like dealing with dry skin during London’s cold, damp winters can be a nice touch. Tenants new to the UK climate (and radiators!) might find it helpful. A small section on:
The importance of ventilation to reduce damp and mould
Humidifier tips
Staying hydrated in heated environments
It adds a human touch—and might even reduce the number of mildew complaints.
How to Present the Manual
Digital + Printed
Provide a printed copy in a folder when tenants move in
Share a PDF version by email or link to a cloud folder
Include it in your welcome email
Digital formats are easier to update. You can also include links to video tutorials or landlord policy documents.
Need Help Managing Your HMO in London?
At Bluestone Properties, we specialise in hassle-free HMO management tailored to the unique needs of London landlords. Whether you're dealing with tenant turnover, compliance headaches, or just want more time back in your day—we're here to help.
From creating clear house manuals to handling repairs, inspections, and rent collection, our experienced team takes care of the details so you don’t have to.
Contact Bluestone Properties today to learn how we can simplify your HMO management and help you maximise your rental income—without the stress.
