If you’ve invested in student HMO properties, you’ll understand that empty periods are unavoidable for the most part. When college terms or university semesters end, there’s often a sizeable gap which can last several months, with Christmas, Easter and summer holidays often resulting in properties being empty for far longer than anticipated.
While void periods like these may seem harmless, being cognisant of some underlying risks is advisable for HMO landlords. Empty student accommodation can attract unwanted attention and result in vandalism, theft, squatters and deterioration which can put your contracted tenants and their safety, and by extension, you, at risk.
The good news is that with some security measures and proactive intervention, your HMO investment can stay watertight, and everyone can benefit during these empty periods.
The risks of vacant student HMOs
Vacant properties, HMO or otherwise, are essentially signposting themselves with a sign on them that says, “Hey, opportunistic criminals, take what you can find!”
The telltale signs for burglars, for example, would be if they saw stacks of post piled up behind the front door, overgrown gardens, lights that don’t come on, where if they suspect nobody’s home, they’ll try their luck.
Student HMOs are often situated in places with high tenant turnover, with each room containing valuables, furniture, electronics, and sentimental items. They’re predictably empty during Christmas, Easter and the summer.
Though it’s not just an issue of deterring robbers and preventing break-ins; household maintenance, repairs and servicing adhere to no such academic calendar. One small leak that occurs during a period of vacancy can quickly escalate into substantial water damage. One student may forget about proper ventilation etiquette, which can cause a breakout of damp and mould, which makes for less than ideal conditions upon returning from the holidays. Pests may also infest the property when nobody’s around to notice.
The salient point is that it’s invariably the remit of the landlord to address and fix, potentially manifesting into reputational issues that make your properties unrentable when inspections occur or when you put your property on the market for another batch of tenants in a year’s time.
Security measures for HMO properties
Making everyday passers-by think that someone’s home is a simple first step. Most criminals won’t take the chance on a property if they think they could potentially get caught. HMOs equipped with smart technology benefit greatly from this, with centralised controls for lights, TVs, radios, and more all being remotely accessible via a smartphone (which can even be off-site). Consider setting up a variable daily schedule so that there’s no predictable pattern for people to spot. Couple this with opening and closing curtains regularly to mimic natural actions, and picking up any delivered post to avoid arousing suspicion.
If you’re managing multiple properties, consider hiring a gardener to visit the property during vacant periods, mowing lawns, trimming hedges, and clearing pathways as much as possible. Regular maintenance keeps up appearances and is a comparatively small expense versus the financial burden of a break-in.
However, for HMOs in high-risk areas or those that are prone to extended vacancies, these “lived-in” appearances may not be enough, and more stringent physical security measures must be taken. As described by vacant property protection specialists Maltaward, vacant properties “face risks of metal theft, vandalism, and environmental hazards from abandoned materials…” with larger, more open spaces also prone to squatters or illegal activities. Furthermore they rightly point out that rapid deployment and easy removal are vital for short-term vacancies across all sectors, including property. Temporary solutions like steel security doors, window screens like SITEX and CCTV can go a long way for HMOs, especially if they’re undergoing refurbishment between academic years, or if they’re in a high-crime area.
Additionally, never underestimate the value of your neighbours. If you’ve built good relationships with people nearby, ask them politely if they don’t mind keeping an eye on things while the property is empty.
Security checklist for HMO property vacancies
Install CCTV cameras
Modern CCTV systems have become surprisingly affordable and effective, with modern products offering remote monitoring, motion detection alerts, and two-way audio feeds. This allows you to respond to situations in real-time. It’s recommended that cameras are positioned covertly to cover entry points, common areas, and in the line of sight of any valuable equipment.
Couple this with strong alarms that can also alert you directly via a smartphone, which can connect to monitoring systems, and potentially even smart locks and access control systems. Residential burglar alarm supplier ADT points out that the average cost of a domestic burglary is over £1,000, which is especially steep for students, so the upfront investment and peace of mind speaks for itself. These all prove invaluable at helping you prevent break-ins and keep properties secure all year-round while maintaining full visibility and control of who comes and goes.
Arrange property inspections
You can’t manage what you don’t monitor. Arrange regular inspections (after all, they’re often required as part of your insurance policy), where windows, doors and locks can be checked to ensure they’re working properly. Test your security systems and verify that all alarms, sensors and smart devices are working correctly. When inside, check for leaks, water ingress or signs of damp, and evidence of pests. Ensure all appliances are switched off to prevent unnecessary energy wastage. Make sure to document everything with photographic evidence to create a paper trail that helps you track any mounting issues before they develop into serious concerns.
Manage utilities smartly
While it’s unsurprising to want to minimise costs, there needs to be enough power to ensure the property can stay protected. Many landlords prefer to leave water systems pressurised but with stop taps turned off to minimise leak damage and water ingress. Electricity invariably stays on to ensure fridges, lights and CCTV systems can stay on, but this can be made more efficient with the help of timers and smart controls to avoid excess energy usage. Gas can probably be turned off entirely when the property is vacant, but this must be done via a safe shutdown and restart procedure, and gas safety checks still apply even during periods of vacancy. Even if you’re not keeping the heating on during winter, keep it to approximately 12°C (as recommended by Property Saviour) to prevent pipes from freezing and damp from developing. It’s a small price to pay to prevent larger problems down the line.
Thinking long-term
Reactive measures are all well and good, but preparing strategically for long-term security makes your HMO all the more safe. Consider what you can integrate from the start, such as higher-quality and sturdier windows, doors and locks. Modern uPVC windows with multi-point locking systems are much harder to compromise than standard timber frame windows with single locking mechanisms. Pay attention to lighting too; well-lit external areas can dissuade intruders and make it easier for nefarious activity to be spotted. Motion-activated lights go a long way.
Plan construction works
HMOs in areas with higher crime rates might justify a higher upfront investment in security products and features. Conversely, properties in quieter areas may benefit from landlords focusing on maintaining the occupied appearance of them, and keeping inspections regular. Plan refurbishments or major works accordingly with the academic calendar. Disruptive projects during periods of no occupancy make more operational sense, and also means the property isn’t at further risk due to being unrestricted.
Get expert support for your HMO security strategy
Securing vacant student accommodation requires attention to detail and consistent execution. To protect your physical assets, rental income, and reputation, keep these core principles in mind:
- Every HMO is unique; adapt your security measures based on the property’s specific location, layout, and the length of the vacancy.
- Use void periods to your advantage by scheduling disruptive construction or refurbishments while the property is empty.
- Focus on keeping the property looking occupied and well-maintained to discourage opportunistic intruders.
- Robust security doesn’t just protect the building, it ensures a safe environment for your tenants, helping you maintain a positive standing in the student rental market.
- You don’t need an overwhelming setup, but you do need a reliable routine of inspections and monitoring to catch issues like leaks or security breaches early.
At HMO Architects, we’re on hand to help so book your property strategy call today to discuss your project. We can integrate security considerations into your property design from the ground up, recommend proven solutions for existing HMOs, and help you develop comprehensive management strategies that keep your investment secure year-round.
