Updating post from Reddit.
Currently a live in landlord in a 4-bed house with two lodgers. so far so good.
Can I sublet my room if went away for a few weeks, or use it as short term let (ie Airbnb) while I’m not there. Or does this fall foul of hmo rules
I will second the advice from other people that this is a terrible idea from a legal point of view.
On a practical note, your lodgers should not be expected to put up with having the room to put on Airbnb etc. Airbnb people will treat them like a concierge and have unrealistically high standards for things like cleanliness and bathroom access.
You can also bet your bottom dollar that the Airbnb people will use your lodgers kitchen stuff and fail to wash up, or worse.
There's also the safety and security element, especially if there's no locks on the bedroom doors.
Just living next door to an Airbnb is bad enough. Being expected to put up with the guests in my own home while the landlord swans off to whereever? I'd be moving out.
You’re making a whole lot of assumptions slow down chap.
The room id Airbnb has its own bathroom and cooking facilities - they have their own floor.
Also tenants were aware of and happy with my intentions. Locks on doors also.
Legality is another question ! So I’m asking here
If your bedroom has its own kitchen and bathroom then are your lodgers actually lodgers?
I sure hope that you are sharing a living room with them because otherwise you've got bigger legal problems.
Everything I said about security risks and treating your lodgers like a concierge still applies.
Yeah shared living room.
I would definitely not do this. It is taking way to much of a risk that you will find that your lodgers are no longer lodgers. Going on holiday for a week or two and leaving the room vacant is one thing. Letting it out to someone else for a month is something different.
Imagine you arrive home to find yourself locked out of your house, and you have to go to court to prove your case.
I don’t understand - how would I be locked out ?
The three "lodgers" will get together and decide that you are no longer a resident landlord and change the locks. You entering will then become a criminal offense (unless you can prove it isn't). Especially if the three weeks on Airbnb recurs more than once.
Thanks that makes sense 👍
Your tenants could change the locks
You'd have to seriously up the fire safety precautions with things such as every door opening on to the fire escape route being fire doors, smoke alarms in every room, hallway, and landing etc.
Look up fire safety for small guest paying accommodation.
NOTE - the property would at all times remain my primary residence
Yes, once it hits three it becomes a HMO and your lodgers then all become tenants.
Would that apply to a person who owns and lives in a 5 bedroom house and lets 2 of his friends sleep in rooms and keep their stuff there? Is there any difference if he does or doesn’t accept money for that?
It becomes an hmo yes. Whether there is a licensing scheme for it varies area to area. Just because it becomes an hmo doesn't automatically make them tenents. Op says they have 4 bedrooms. So technically they could rent 3 bedrooms out to 3 lodgers and have one bedroom themselves and they would still be lodgers.
It depends on the area. Nationally, in England, it is actually 5 people for hmo licensing unless you live in a local authority who run selective licensing in which case it’s 3. If it’s lodgers, the owner doesn’t count for the households.
You say you have 4 bedrooms so why not use the 4th unused bedroom? It will become an hmo but whether you will need planning permission or a licence will be down to the local council.
Yes thanks following what people have said I was going to do just this.. would a Airbnb guest count towards HMO though ? I’d have thought not
I would say ask your council but my experience (as I had a similar question before) is they don't know either and you could get 2 different answers. I would errr on the side of caution though and say it was. Whether that means you need a licence or not is whether your council has selective licencing or not. You will need to do self assessment tax for any income though.