Managing a House in Multiple Occupation (HMO) can feel like running a small business—because, in many ways, it is. You’re not just collecting rent. You’re managing multiple tenants under one roof, ensuring compliance with ever-evolving regulations, chasing certificates, logging maintenance, and handling voids. That’s where HMO property management software can change the game.
In this guide, we compare the best HMO property management software in the UK to help landlords and property managers streamline their operations, reduce risk, and save time.
What to Look For in HMO Property Management Software
HMO landlords face unique challenges that go beyond what standard property software can handle. Here’s what really matters when choosing an HMO management tool:
🛠️ Multi-Tenancy Support
Each room may have a different tenant, contract, and rent schedule. You need software that reflects this complexity without the headache.
📋 Compliance & Licensing
Managing HMO licensing, gas safety certificates, fire alarms, and inspections can’t be done manually at scale. A good tool sends reminders, stores documents, and flags what’s missing.
💸 Rent Collection & Arrears
Rent needs to be tracked per room, not per property. Ideally, the platform automates this and flags overdue payments immediately.
🧰 Maintenance & Repairs
Tenants should be able to raise issues directly through a portal or app. You need a clear log, tracking, and the ability to assign contractors.
📞 Communication Tools
In-app messaging, automated reminders, and a timeline of conversations reduce disputes and improve clarity.
📱 Mobile Access
Landlords are on the go. A solid mobile app makes inspections, updates, and communication much easier.
Top 5 HMO Property Management Software in the UK
We’ve compared five leading platforms based on features, usability, and suitability for HMOs. Whether you manage one property or fifty, there’s something here for every type of landlord.
| Feature / Platform | Arthur | Landlord Vision | Property Portfolio Software | Hammock | Coho |
|---|---|---|---|---|---|
| Best For | Agencies & large portfolios | DIY landlords & small HMO setups | Experienced landlords | Finance-first landlords | Purpose-built for HMO landlords |
| Multi-Unit HMO Support | ✅ Full support | ✅ Basic support | ✅ Advanced HMO support | 🚫 Limited (single units only) | ✅ Native HMO design |
| Rent Collection & Tracking | ✅ Full automation | ✅ Automated + reminders | ✅ Robust tracking | ✅ Bank-sync & cashflow | ✅ Automated by room or unit |
| Compliance & Licensing Tracking | ✅ Expiry alerts + doc storage | ✅ Automated reminders | ✅ Custom alerts | 🚫 Not a core feature | ✅ HMO-specific compliance tools |
| Maintenance Requests | ✅ App/portal | ✅ Email/dashboard | ✅ Task system | 🚫 Not built-in | ✅ Logged by tenant/room |
| Tenant Communications | ✅ In-app messaging | ✅ Email templates | ✅ Logs comms by unit | 🚫 No tenant tools | ✅ SMS/email + full timeline |
| Mobile App | ✅ Full functionality | ✅ Landlord app only | 🚫 No mobile app | ✅ Clean banking-style app | ✅ Tenant + landlord interfaces |
| Ease of Use | 🟠 Steep learning curve | ✅ User-friendly | 🟠 Dated but robust | ✅ Very intuitive | ✅ Modern, designed for HMOs |
| Pricing (from) | £50+/mo | £20+/mo | One-off: £150+ | £10–£30/mo | ~£20–£40/mo (per property) |
Deep Dive: Software Reviews & Use Cases
🔹 Coho – Best for Dedicated HMO Landlords
Coho is a newer platform built from the ground up for HMO landlords. It thinks in terms of rooms, not just properties, making it a dream for multi-tenancy workflows.
Pros:
- Everything is HMO-native: rent tracking, tenant onboarding, compliance, voids.
- Incredibly intuitive and modern design.
- Detailed tenant timelines and SMS/email communication built-in.
- Great support and active development.
Cons:
- Newer platform, less suited for single lets.
- Priced per property, which can add up as you scale.
Best For:
Landlords with 2+ HMOs who want tailored functionality and minimal faff.
🔹 Arthur – Best for Large Portfolios and Agencies
Arthur is a heavyweight in the property management world, offering enterprise-level tools for serious landlords and letting agents.
Pros:
- Handles complex portfolios including HMOs, single lets, and commercial.
- Customisable workflows, automation, and integrations (e.g., Xero, Rightmove).
- Powerful tenant portal and contractor management.
Cons:
- Steep learning curve; overkill for simple portfolios.
- Monthly pricing can rise quickly depending on features.
Best For:
Letting agents and landlords with large, mixed portfolios including multiple HMOs.
🔹 Landlord Vision – Best All-Rounder for Smaller Landlords
Landlord Vision balances simplicity and features, making it ideal for landlords who want everything in one place without technical headaches.
Pros:
- Easy to set up, great tutorials and support.
- Includes accounting, task management, document storage, and rent tracking.
- Works fine for small HMOs.
Cons:
- HMO features are limited; not room-based.
- Interface looks slightly dated compared to newer tools.
Best For:
Landlords with a few small HMOs or a mixed portfolio of single lets and HMOs.
🔹 Property Portfolio Software – Best One-Off Payment Option
Property Portfolio Software is old-school but trusted. Ideal for landlords who prefer a one-off purchase rather than a subscription.
Pros:
- No monthly fees — one-time purchase.
- Custom alerts, reports, and document management.
- Supports multi-unit properties with flexibility.
Cons:
- Dated interface and limited cloud/mobile access.
- No built-in tenant app or modern comms tools.
Best For:
Hands-on landlords comfortable with offline tools and spreadsheets who value full control.
🔹 Hammock – Best for Financial Oversight
Hammock isn’t HMO-specific, but it shines at giving landlords real-time visibility into rent, expenses, and tax. It connects directly to your bank account and shows you exactly where the money is going.
Pros:
- Live rent tracking, bank reconciliation, and yield tracking.
- Built for MTD (Making Tax Digital) compliance.
- Extremely easy to use.
Cons:
- No tenancy management, maintenance, or comms tools.
- Not designed for HMOs (no room-level tenancy structure).
Best For:
Landlords who manage finances closely or own a mix of single lets and HMOs, but use other tools for tenant management.
Which HMO Management Tool Is Right for You?
Here’s a quick way to decide:
- 👩💼 Managing multiple HMOs, want everything built-in? → Coho
- 🏢 Running a letting agency or large mixed portfolio? → Arthur
- 👨🔧 Just starting out with a few small HMOs? → Landlord Vision
- 📒 Want full ownership, no subscriptions? → Property Portfolio Software
- 💷 Need financial clarity above all? → Hammock
Each of these platforms can help HMO landlords save time, reduce stress, and stay compliant—but the best one for you depends on your workflow and priorities.
Conclusion
The world of HMO property management has evolved. No more spreadsheets, missed certificates, or forgotten inspections. Whether you’re a seasoned investor or just starting out, choosing the right HMO software can transform how you operate.
While Coho is arguably the most focused HMO platform today, Arthur and Landlord Vision both offer robust alternatives depending on portfolio size and complexity. If you’re a finance-first landlord or prefer a one-off cost, Hammock and Property Portfolio Software each bring serious value.
Make your life easier—choose software that actually thinks like an HMO landlord.
FAQs
What is the best software for HMO landlords in the UK?
Coho is widely regarded as the most tailored solution for HMO landlords. If you manage multiple properties with individual room tenancies, Coho simplifies the entire process. For larger portfolios, Arthur is a strong option.
Is there free property management software for HMOs?
Most robust HMO software tools are paid. However, some offer free trials (like Coho or Arthur). Free tools usually lack multi-tenancy support and compliance features.
Can I use Coho for single lets?
You can, but it’s designed for HMOs. If your portfolio is mainly single lets, tools like Landlord Vision or Hammock may be more appropriate.
Does Arthur support HMO compliance tracking?
Yes. Arthur has strong compliance and document storage tools, with custom reminders for licensing, inspections, and certifications.
Which software is best for rent collection in HMOs?
Coho and Arthur both allow rent tracking at the room level, ideal for HMOs. Hammock provides powerful financial insights but doesn’t offer tenancy-level automation.