Securing your HMOs – landlord considerations

As October marks National Home Security Month, now seems like a great time to revisit security measures in your HMO.

Not only are private rented properties 63% more likely to be burgled, but this type of crime also increases as daylight hours reduce. The multifaceted access provisions of HMOs make home security that little bit more of a challenge for landlords too, particularly when fire safety requirements are considered.

Although there are no strict legal requirements forcing landlords to impose security standards, you do have a duty of care to your housemates. And a well-secured HMO benefits you as much as it does your tenants.

Here are some points to consider.

1. External doors and windows

First things first - any door that has a lock on it and forms part of the primary or secondary fire escape route must provide ‘keyless escape’ in an HMO. The problem with these types of locks, especially on external doors, is that they are usually only lockable from the outside with a key, so tenants must be reminded of this!

Also ensure you check that windows still have their keys in them when you do inspections. Not having lockable windows could increase the cost of buildings insurance or worse, becoming invalidated if access was made via a lockable window that wasn’t in fact locked at all!

The risk of entry through a window does increase in an HMO because there are often bedrooms on the ground floor.

2. Smart entry systems

Many HMOs have multiple tenants moving in and out, which can make managing keys a headache. And changing the locks each time there is turnover can become expensive.

If you haven’t already, you might want to explore keyless entry systems. Cards, for example, are more secure than physical keys and can be deactivated if a card is lost—great for keeping track of who’s coming and going.

You can also consider code entry systems.

3. Alarms

If budget allows, installing a burglar alarm is always a solid investment. But again, with multiple tenants living in one property, and coming and going at potentially all hours of the day and night, the setting and disarming of this could be a pain.

You could think about getting a dummy alarm box, however, and place it in a visible spot, which will still act as a deterrent. It’s all about creating the perception that your property is well-protected.

4. CCTV and Ring Doorbells

Now, let’s dive into a hot topic: Ring Doorbells or CCTV in an HMO. While these might seem like good ways to enhance security, it’s important to consider tenant privacy. In a shared property, constant surveillance could feel intrusive, especially if cameras capture areas like front doors or shared spaces.

Having something like a Ring Doorbell would require, in theory, every tenant to have it installed on their phone so as not to miss a delivery, for example.

CCTV, on the other hand, is probably the preferable option provided it monitors the exterior of the property.

Either way, tenants would need to be informed and give their consent.

5. Non-invasive deterrents

Aside from dummy alarms and CCTV cameras, landlords can also enhance the security of their property and put off criminals by making a few small design changes.

Adding motion-activated lights around entry points is a simple but effective deterrent. Burglars tend to avoid well-lit areas, so it’s a good idea to install lights at both the front and rear of the property.

You can also trim back shrubs around doors and windows to eliminate hiding spots, or plant more prickly bushes along your property boundaries.

Gravel drives and paths are also a good idea – and much cheaper than block paving!

Step up tenant security

Whatever measures you put in place for securing your HMO, tenant education is key.

Make sure they are aware of any CCTV, alarm or other security systems and that they know what is expected of them when it comes to securing the property.

Locking all doors and windows is one thing, but they need to remember to keep valuable items out of sight and tell you if they are going away for long periods. This is less of an issue in an HMO, as it’s less likely the property will be empty, but around Christmas, for example.

And finally, contents insurance. Check what you are covered for as the landlord, as being a furnished property, you will have (or should have) taken out some contents insurance.

However, tenants should be advised to take out their own if they want to be able to claim in the event of a burglary.