Are HMOs Really Just Cramped Bedsits? What Modern Shared Living Actually Looks Like

May 8, 2026

For a long time, HMOs have carried an unfair reputation.

Mention the words “House in Multiple Occupation” to some people and they still picture cramped bedsits, tired furniture, poor lighting, one overworked bathroom, and a kitchen that was never designed for the number of people living there. Sadly, that image did not come from nowhere. There have been, and still are, rogue landlords who treat HMOs as a way to squeeze too many tenants into poorly converted houses.

That is not how professional shared living should look.

At Foot Forward Property Investments, we have been involved in HMO property for over 34 years, and our view has always been clear. A properly designed HMO is not a compromise. It is not a last resort. It is a well-planned, well-managed home that gives tenants privacy, comfort, shared space, and a standard of living they can genuinely enjoy.

The difference between a poor-quality conversion and a professionally developed HMO is not small. It is the difference between a house that has simply been filled with locks and beds, and a home that has been designed around real people.

The outdated image of HMOs needs challenging

We understand why some people are cautious about HMOs. The sector has not always helped itself. Too many landlords have taken ordinary family houses, divided them badly, ignored how people actually live, and then wondered why tenants feel unsettled.

A poor HMO conversion usually starts with one question: “How many rooms can we fit in?”

That is the wrong question.

The better question is: “How can we create a home that works properly for everyone living there?”

That question changes everything. It affects the room sizes, the layout, the storage, the heating, the bathrooms, the kitchen, the living space, the lighting, the garden, the parking, and the long-term maintenance of the property. It also affects the experience of the tenant, which should always be at the centre of the decision-making process.

A good HMO is not just about compliance. Compliance is the baseline. It is where responsible landlords start, not where they stop.

Poor-quality HMOs are usually obvious

When an HMO has been done badly, tenants can feel it straight away.

Rooms may technically meet minimum size requirements, but still feel tight and uncomfortable once a bed, desk, wardrobe, and personal belongings are added. Communal areas may be treated as an afterthought. Kitchens may have too little worktop space, too little storage, or not enough appliances for the number of tenants. Bathrooms may be shared between too many people, creating daily frustration.

Lighting is often overlooked too. A badly converted HMO can feel dark, closed in, and cheaply finished. Heating may be inconsistent, ventilation may be poor, and maintenance may only happen when a problem has already become serious.

That is not modern shared living. That is a landlord trying to extract rent without taking proper responsibility.

We believe those landlords will find it harder and harder to survive. The Renters’ Rights Act is part of a wider shift towards stronger tenant protections, clearer landlord responsibilities, and tougher enforcement against poor practice. GOV.UK’s implementation roadmap confirms that councils are being given stronger investigatory powers to inspect properties, demand documents, access third-party data, and crack down on rogue landlords and housing standards failures.

In our view, that is not something good landlords should fear. It is something they should welcome.

What a professionally designed HMO should look like

A modern HMO should feel like a shared home, not a converted lodging house.

That starts with room sizes. In our properties, bedrooms are massively over the minimum size requirements because we know tenants need more than a bed and four walls. They need space to sleep, work, relax, store their belongings, and live with dignity. A bedroom should feel like a private retreat, not a box.

Every room in our HMOs is ensuite because we believe privacy matters. Shared bathrooms can work in some settings, but for professional shared living, ensuite rooms create a better experience. They reduce pressure on communal facilities, improve convenience, and give tenants a level of independence that makes shared accommodation feel more comfortable.

The layout matters just as much. A good HMO should flow naturally. Tenants should not feel as though every spare corner has been turned into a bedroom. There should be a proper balance between private rooms and shared areas, with enough circulation space so the house feels open, practical, and easy to live in.

Kitchens should be built for real use

The kitchen is one of the most important rooms in any HMO.

In a poor conversion, the kitchen is often too small for the number of tenants. There may not be enough fridge space, cupboard space, sockets, worktop area, or seating. This creates avoidable tension because tenants are constantly working around each other.

We design our HMO kitchens to be spacious, practical, and suitable for the number of people living in the property. That means thinking properly about storage, appliances, preparation space, seating, lighting, and durability. A shared kitchen should make daily life easier, not more stressful.

It is not enough for a kitchen to look good on completion day. It needs to work six months later, twelve months later, and years later. That is where experience matters. After decades in the sector, we understand which layouts work, which materials last, and which details make the biggest difference to tenants.

Communal living space should never be an afterthought

A good HMO needs more than bedrooms.

Tenants may rent individual rooms, but they still live in a home. That means they need comfortable communal space where they can cook, eat, relax, and interact naturally if they choose to. A cramped HMO can make tenants feel isolated because there is nowhere pleasant to spend time outside their own room.

Our HMOs include spacious kitchens and living rooms because we see communal areas as a key part of the tenant experience. These spaces help the property feel more balanced. They also support better tenant retention because people are more likely to stay in a home that feels comfortable and well thought out.

Gardens are another important part of this. Outdoor space gives tenants somewhere to step away from the house, get fresh air, socialise, or simply enjoy a quiet moment. Where possible, we also provide off-street parking, which is a practical benefit that many tenants value, especially in areas where on-street parking can be difficult.

Storage, light, heat, and maintenance all matter

The quality of an HMO is often found in the details.

Storage is a good example. Tenants need room for clothes, bedding, cleaning products, food, personal items, and everyday essentials. If storage is not designed properly, clutter builds up quickly and the property becomes harder to live in and harder to manage.

Lighting also has a major impact. Natural light, good artificial lighting, and a sensible layout can make a property feel brighter, cleaner, and more welcoming. Poor lighting can make even a newly refurbished property feel cheap and uncomfortable.

Heating is another area where shortcuts show quickly. Tenants need reliable warmth, sensible controls, and a property that feels comfortable throughout the year. Good heating and ventilation are not luxuries. They are part of creating a safe, healthy, and liveable home.

Then there is maintenance. This is where many poor landlords fail. They may refurbish a property, fill the rooms, and then disappear until something goes wrong. We do not work that way. We have proper in-house management and maintenance because an HMO is not finished when the refurbishment ends. It needs ongoing care, oversight, and accountability.

Tenant experience is the real test

A spreadsheet can make almost any property look attractive if the assumptions are stretched far enough. But the real test of an HMO is much simpler.

Would people want to live there?

That question guides how we approach our properties. We want tenants to feel that their home has been properly considered. We want them to have space, privacy, comfort, and responsive management. We want them to know that if something needs attention, there is a real team in place to deal with it.

This matters for investors too. A better tenant experience usually supports better retention, fewer voids, fewer complaints, and a more stable investment over time. Good property management is not separate from good investment performance. The two are connected.

The Renters’ Rights Act will expose weak operators

There are a lot of rogue landlords in the market. Some do not understand the rules. Some understand them but choose to ignore them. Some run HMOs with poor standards, weak management, and little regard for the people living inside them.

We believe those are the landlords most at risk as the rental sector changes.

The Renters’ Rights Act is raising expectations across the private rented sector. GOV.UK states that the Act is intended to give renters greater security and stability, while also improving the system for landlords who operate properly. It also confirms changes including the abolition of Section 21 evictions, limits around rent increases, stronger enforcement, and future landlord registration through the PRS Database.

For landlords who have relied on poor standards, weak paperwork, bad communication, or minimal management, the direction of travel is clear. The sector is becoming less forgiving.

For us, that is not a threat. It is a reflection of how we already believe property should be managed.

How we do HMOs differently

At Foot Forward Property Investments, we have spent more than 34 years doing HMO property properly. Our current HMO investment page reflects that experience, including our focus on fully managed HMO properties, in-house delivery, compliance, refurbishment, tenant management, and long-term oversight.

Our approach is simple.

We create HMOs with room sizes that are massively over the minimum. We provide ensuite rooms. We design spacious kitchens and living areas. We consider storage, lighting, heating, gardens, parking, and tenant comfort from the start. We manage and maintain properties in-house rather than passing responsibility between disconnected third parties.

We also believe in doing the right thing even when nobody is watching.

That matters because property is a long-term responsibility. Tenants should not need to fight for basic standards. Investors should not be left exposed by poor management. Communities should not have to deal with badly run houses. A properly managed HMO should work for everyone involved.

Modern shared living is not the old bedsit model

The best HMOs today are not cramped bedsits. They are professionally designed shared homes for people who want quality accommodation, privacy, convenience, and a well-managed place to live.

There will always be a clear difference between landlords who do the bare minimum and operators who take long-term responsibility. That difference is becoming more visible, and rightly so.

We are proud to be on the right side of that change.

For investors looking for professionally developed, fully managed HMO opportunities, you can view our current HMOs here: HMO properties for sale from Foot Forward Property Investments