Bedding that looks new
A bare mattress reads as the room nobody wanted. Fresh linen, properly made, is the fastest single change to how a room photographs and how it feels to walk into.
A five-bed does not cost five times a one-bed.
HMO staging, priced per room. Accessories for every bedroom and the shared space.
A shared house shares its kitchen, its bathroom and its living space, so we quote the bedrooms one at a time and the communal areas once. We supply, style and install everything each room needs to let, and you keep all of it.
- Every bedroom quoted on its own line, communal areas quoted once
- Stage the rooms that need it, leave the ones that don't
- Installed room by room, so occupied rooms stay undisturbed
Why HMO rooms are priced individually
A five-bed HMO isn't five flats. It's five bedrooms, each quoted on its own line, plus one kitchen, one bathroom and one living space priced once between all of them. The total never scales the way the bedroom count does, and it stays accurate whether you're letting a single room or turning the whole house over at once.
It also means you can start small. Stage the room that has sat longest, see what it does, then add the others at the next changeover. Nothing in the quote assumes you want the whole house. The same three tiers apply either way, and the packages page sets out what each one brings.
What actually decides which room goes first
In a shared house every room is advertised at the same rent, on the same street, in the same set of photographs. One of them still goes last, and it is almost never the square footage.
It's the detail a viewer can see from the doorway, in roughly the order it tends to matter.
A desk lamp
Everyone viewing a room in a shared house is picturing themselves working in it. A lamp on the desk says the room was thought about. One overhead bulb says it was not.
Something on the wall
One framed print turns a box into a room. Blank walls are why two rooms at the same rent, on the same street, get very different numbers of enquiries.
A mirror
It is the thing a tenant notices on day one if it is missing, and the thing that makes a small room read as a bigger one. Easy to add, conspicuous when it isn't there.
A bin, hangers, a bedside surface
The unglamorous ones. A room without them tells a viewer the landlord stopped at the minimum, and they spend the rest of the viewing wondering what else stopped there.
Somewhere to put a suitcase
People move into a room, not a house. If there is nowhere obvious for a case, a coat and everything that will not fit in the wardrobe, the room feels full before they have moved in.
None of it is furniture. It's the layer that goes on after the beds and the wardrobes are already in, and it's what decides which door a group opens first. We supply it, style it and install it, and it stays with the property as yours.
No trick is played on the tenant either. A room that is genuinely ready to live in is one people choose faster, look after better and stay in longer.
Student HMOs and the changeover clock
Student houses don't let all year. They let in a window, and the houses that are ready when it opens are the ones a group signs for in an afternoon. Anything still waiting on a viewing slot ends up letting a room at a time, later, to whoever is left.
We book install day into that window rather than against it, and we can work a room at a time while the rest of the house stays occupied. It's one visit, keys in and keys out the same day: here is how install day runs.
Leeds runs the hardest clock of the five cities we cover, and timing a Leeds HMO around the student changeover is a different job to letting a Sheffield house through the autumn rush, where the communal rooms carry the group decision.
Start with one room.
Send us the room that has sat longest, or the whole house if the changeover is coming. Either way you get a fixed, itemised price within 24 hours, bedroom by bedroom, and nothing is booked until you approve it.
We work across Leeds, Sheffield, Bradford, York, Hull and everywhere in between, and travel is inside the quoted price. If an agent manages the house, they can run the whole thing without you in the middle of it: how it works with an agent.
HMO landlords ask
Do you have to furnish an HMO?
In practice, yes. Someone taking a single room in a shared house arrives with a suitcase, not a van, so an unfurnished room has almost no market. The real question is how far past the bare minimum you go, because that is what separates the room that lets first from the room still sitting empty in October.
Can you stage one room, or does it have to be the whole house?
One room is fine, and it is most of what we do. HMO quotes are per room, so you can stage the room that has sat longest, leave the rest, and add more at the next changeover without the whole property being re-priced.
Do you supply beds, wardrobes or desks?
No. We don't supply beds, sofas, wardrobes or dining tables, and nothing we bring is ever collected back. We supply and install the layer that goes on top: bedding and linen, curtains, cushions, lamps, mirrors, artwork, rugs, plants and a kitchen equipped to cook a real meal. If the house already has the big items, that layer is the whole job.
The house came with a furniture pack. Is there anything left to do?
Usually all of it. A pack puts beds, wardrobes and a sofa in the rooms, then the van leaves, and a fully furnished house with bare mattresses and empty walls still photographs like storage. We do the layer after the pack, and we quote only for what is actually missing.
How quickly can you turn a room around between tenants?
It's one visit. We agree the day when you approve the quote, work to whoever holds the keys, and finish every room on the list the same day, so the house can be photographed and viewed straight after.
What does staging a room cost?
It depends on the room and the tier, and it's fixed before anything is booked. Send us the property and you'll have an itemised price within 24 hours, bedroom by bedroom, with the communal space on its own line.