HMO Management in Horsforth, Leeds

Room demand in Horsforth (LS18) comes from the same people who already rent here: professional families and Leeds Trinity University staff. Horsforth has its own railway station on the Wharfedale and Airedale lines, giving fast and frequent services into Leeds city centre, and the A65 and Leeds Ring Road both pass close by, providing good road links towards Leeds Bradford Airport and the wider region. For a house share, that decides whether rooms fill: how quickly each tenant gets to work or study, and how well the shared kitchen, bathrooms and fire safety are kept.

Any house in Horsforth let to five or more people from two or more households needs a mandatory HMO licence from Leeds City Council. The fee is set by the council. An Article 4 direction has covered much of the city since 2012, so turning a family home into a small HMO there needs planning permission. An agent that collects the rent is legally the person managing the HMO, so Caso checks the licence and the 2006 HMO Management Regulations before taking a property on.

Take a 5 room house share at the Leeds average room rent of £578 a month. The rent comes to £2,890 a month. A typical HMO management fee of 12% would be £347 a month; Caso at 9% is £260, a saving of £87 a month or £1,040 a year, all plus VAT. With three or more HMOs the Caso rate is 7%.

Caso manages each room as its own let, room by room: rent collected and arrears chased, four inspections a year, fire safety and certificate dates tracked, and the licence conditions kept. Tenants report repairs through a 24 hour maintenance line, and you get one monthly statement for the whole house.

You keep the HMO licence in your own name, with Caso named as manager. We are your managing agent only, so there is no rent-to-rent and no guaranteed rent. Rooms are filled through a local room-let agent at their fee, agreed with you first, with nothing added by Caso.

Average room rent in Leeds, which covers Horsforth: £578 a month

Mean advertised room rent including bills, SpareRoom Rental Index, Q3 2026.

Worked example. Horsforth, 5 rooms at £578: rent £2,890 a month; typical agent at 12% £347; Caso at 9% £260; saving £87 a month, £1,040 a year. All fees plus VAT.

HMO licence preparation is £350 plus VAT plus the council fee. Check-in is £65 and check-out £50 a room, plus VAT. No setup, renewal or exit fees. See all Caso pricing.

A mandatory HMO licence is needed when five or more people from two or more households share a home.

Cost. The mandatory HMO licence fee is set by the council: Leeds City Council publishes the current fee on its HMO licensing page.

Planning. An Article 4 direction has covered much of the city since 2012, so turning a family home into a small HMO there needs planning permission.

How to check and apply. Apply to Leeds City Council before the first tenancy starts. Leeds City Council HMO licensing.

An agent that collects the rent is legally the person managing the HMO, so Caso checks the licence and the 2006 HMO Management Regulations before taking a property on.

Landlord licensing schemes by council

You hold the HMO licence and Caso is named on it as manager.

Caso is your managing agent only. We do not do rent-to-rent and we do not offer guaranteed rent.

Tenant finding is through a local room-let agent at their fee, agreed with you first. Caso adds nothing to it.

Before we start, we check:

• The HMO licence, or the licence application
• A fire risk assessment
• Gas safety certificate
• Electrical installation report (EICR)
• Fire alarm and emergency lighting certificates
• Room sizes for every bedroom