We engaged a service to value two of our HMO properties, and the valuations were completely disconnected from reality, local authority guidance, and actual market conditions. Property 1 – 6-bedroom all-en-suite HMO
The valuer refused to acknowledge it as a 6-bedroom property, arguing that the communal lounge was too small according to their internal standards.
We provided: • Exact measurements of rooms and communal areas • A valid 6-bedroom HMO licence from the local authority Some tenants utilize in-room living space due to the size of the rooms, which are fully compliant with council guidance. Despite this, they disregarded the licence and facts, valuing it as a 5-bedroom. There was no substantial discussion or flexibility—just a rigid and incorrect downgrade. Property 2 – 9-bed all en-suite HMO (Bristol)
This valuation was even more disappointing. • High-quality refurbishment • Solar panels • EPC A rating • 6 parking spaces • 9 minutes from the airport • Fully let within 2.5 weeks • Achieving £850 per room Even a conservative valuation should have been over £600k.
A realistic market value is closer to £900k. Instead, they valued it at around £530k, claiming the area is “not popular for HMOs,” which is clearly untrue based on demand and rental performance. Impact: • Nearly £4,500–£5,000 in valuation fees • Forced to change lenders • Delays and financial disruption • All of this could have been avoided with proper HMO valuation methods. Conclusion:
If you need to value an HMO, I recommend avoiding this service. They: • Disregard valid HMO licences • Apply inconsistent internal policies • Undervalue specialized assets • Fail to represent actual rental demand or market performance. While I can't speak to buy-to-lets or standard residential properties, this experience for HMOs was extremely costly.
Claim your business profile now and gain access to all features and respond to customer reviews.
Allied Surveyors and Valuers Ltd is a general practice cooperative, owned by its 30 shareholding Chartered Surveyors, covering England and Wales. Allied is well established within the arena of mortgage valuations with a particular specialisation in the field of residential investment property from BTLs to complex HMOs.
In addition to acting for financial institutions, Allied is an established private client business. Our surveyors hold a wide range of experience and are proficient in carrying out surveys for home buyers including the popular RICS Home Survey Level 1 (formerly Condition Survey), RICS Home Survey Level 2 (formerly Homebuyer Survey) and the RICS Home Survey Level 3 (formerly Building Survey). The company also has a commercial property valuation department. All surveyors are specialists in their field and the Regional Directors have worked for many years in their geographical areas to live up to the firm’s mantra of offering ‘national coverage with local knowledge’.See more
