Please or to access all these features

AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

AIBU to refuse a tenant's vulnerable guest staying in my HMO?

367 replies

Poster555 · 12/09/2026 08:48

NC for this. I know landlords aren’t always popular here.

I own and manage a few HMO’s in a nearby city. All legal requirements fulfilled, and normally have long term tenants.

I woke this morning to a host of missed calls.
One of the tenants, who has been fine for several years, invited his friend/ relative to stay for a temporary period as she was having issues with her landlord.
He did not discuss this with me or the other tenants.

Tenants are of course allowed visitors, including overnight for a day or two ( longer if they are visiting from abroad, etc. it’s pretty flexible).
The Tenancy Agreement is very clear that visitors visit the person, and they should never be left unsupervised in the property or given a key.

Around 6 weeks ago I was at the property for a routine treatment. The visitor was there alone. I had to ask her to leave as harmful chemicals were being used.

I had a chat with the tenant later and he explained it was a one off emergency.

It later transpired after complaints from other tenants and some unexplained damage that she was living in the property.

That was a problem. She had no primary address elsewhere and her presence took the property into the next level of HMO, meaning it needed to be registered.
The penalties for not registering when required are severe.

I told the tenant he needed to tell her to leave.

He did so and was met with a lot of resistance, but eventually she went, only to return in the early hours some days later. He felt he had to let her in.

He asked for my help to get her to leave. She refused, saying the council had told her that I’d have to get a court order to evict her.

Legal advice was that he invited her in and once he told her she was no longer welcome we could change locks when she was out.

She actually went out without a key and whilst she was gone he put her belongings in a locked shed outside, offering to open it when she needed.

That was about a week ago. I thought it was sorted. The calls in the early hours were from my tenant and the police asking if I would agree to her staying the night.

I would have said no and fortunately as they couldn’t reach me she was not allowed in.

This woman clearly has problems. I’d say she is vulnerable, but the same council that was advising her not to leave my property, whilst refusing any sort of practical assistance, would also be the ones taking action against me for running an unlicensed HMO.

The tenant is being bullied by so called friends to let her stay. He is under a lot of pressure but I’ve had to tell him that if he lets her stay I will have to take steps to evict him.

I have told him that I will speak to any official bodies that are trying to pressure him, and to the ‘friends’
I wasn’t expecting to speak to the police at 2-3 am though. Apparently they weren’t happy with me and thought the tenant should be able to take her in.

OP posts:
ProudMaker · 12/09/2026 12:38

Vointoffiew.
You are obviously a landlord ( from your comments ) have you given your property to the local council, as you suggest OP should do??

LittleMi55Nobody · 12/09/2026 12:37

VointofPiew · 12/09/2026 09:10

Id not throw out a vulnurable woman on the streets, no.

give the poster your address and let the woman move in with you...sorted

Pumpkindice · 12/09/2026 12:35

VointofPiew · 12/09/2026 12:32

Makes her more vulnerable

So take her in then. Sure you've got space for an airbed on your bedroom floor.

Pumpkindice · 12/09/2026 12:35

VointofPiew · 12/09/2026 12:32

Ive suggested what I'd do. She isn't in my HMO. When people like this have been, I've taken the steps I suggested to OP. They arent there any more.

Yes but you have a bedroom, why wouldn't you share it? If you wouldn't, why do you think they tenant should be pressured into doing so? And why do you think the other tenants should be pressured to share their kitchen and bathroom with an extra person?
Telling the LL just to get the help the person needs from adult social care or shelter just shows you really don't understand how thin the safety nets are. They're full of gaps for people who have full rights for support, let alone people who are here on the basis that they are self funded.

lottiegarbanzo · 12/09/2026 12:34

Good that you’ve let tenant know you’d evict him if he keeps letting her in. There needs to be a real consequence for him, both that he can quote to others and to stop him from rolling over when pushed.

Otherwise it’s ‘everyone against the officious landlord’ from relative and her friends’ perspectives - who clearly don’t give a shit about his preferences, your other tenants’ interests or any consequences for you.

thecatneuterer · 12/09/2026 12:34

MelonSorbet · 12/09/2026 08:59

You sound very over-involved and I find it hard to believe that one long term guest would trigger a change in HMO status.

Whether or not you find it hard to believe it is the case

LivingwithHopenowandforever · 12/09/2026 12:33

This reply has been deleted

This has been deleted by MNHQ for breaking our Talk Guidelines.

Just another NIMBY!

VointofPiew · 12/09/2026 12:32

ChocolateCinderToffee · 12/09/2026 12:32

If she’s a substance abuser, which seems all too possible, would you? If she’s disrupting the lives of other tenants? I’ve lived in a shared jouse (not strictly speaking an HMO) with an alcoholic who had mental health problems and it was absolute misery. You never knew when he was going to kick off or what you’d be coming home to.

Makes her more vulnerable

VointofPiew · 12/09/2026 12:32

Pumpkindice · 12/09/2026 12:30

Why does her right to a home trump the right of the OPs tenant to have a room to himself?
Why aren't you offering to share a room with this person, or pay for her to have somewhere to live?

Ive suggested what I'd do. She isn't in my HMO. When people like this have been, I've taken the steps I suggested to OP. They arent there any more.

ChocolateCinderToffee · 12/09/2026 12:32

VointofPiew · 12/09/2026 09:44

Yeah I probably would. I'd not throw out anyone on the streets if I had the proximity and power to help them. That's not how I have been raised and I don't give a single shit about laws or policies. I care about humans. I'd let her stay off the books.

If she’s a substance abuser, which seems all too possible, would you? If she’s disrupting the lives of other tenants? I’ve lived in a shared jouse (not strictly speaking an HMO) with an alcoholic who had mental health problems and it was absolute misery. You never knew when he was going to kick off or what you’d be coming home to.

Poster555 · 12/09/2026 12:31

Dilemma999 · 12/09/2026 12:28

Unfortunately you are right in that the tenant is responsible for their visitors. If you can be assured that he is doing all he can to not let her in, including changing the locks, then all you can do is advise to ring the police. Maybe fit a doorbell camera too linked to your phone so you can see things for yourself. If the tenant is scared of repercussions (he might be vulnerable to cuckooing), can you offer them a place on one of your other HMO’s as long as you trust them not to repeat this? Or would you rather get rid?

Edited to add that the Council might be useful in this situation as they have resources that try to prevent cuckooing even of owner occupied properties. Once they’re in and using substances it causes a whole heap of other issues.

Edited

I would happily offer him a move to a different property, but I don’t have any vacancies.
I don’t have many properties, and most of my tenants have been with me for many years, so there is very little turnover.

OP posts:
pinkyredrose · 12/09/2026 12:31

VointofPiew · 12/09/2026 11:53

"One of the tenants, who has been fine for several years, invited his friend/ relative to stay for a temporary period as she was having issues with her landlord."

She isnt a stranger either.

Oh stop it!

Pumpkindice · 12/09/2026 12:30

VointofPiew · 12/09/2026 12:26

No need. He's happy with a roof over his head until he gets somehere else.

Why does her right to a home trump the right of the OPs tenant to have a room to himself?
Why aren't you offering to share a room with this person, or pay for her to have somewhere to live?

Happyjoe · 12/09/2026 12:29

VointofPiew · 12/09/2026 09:44

Yeah I probably would. I'd not throw out anyone on the streets if I had the proximity and power to help them. That's not how I have been raised and I don't give a single shit about laws or policies. I care about humans. I'd let her stay off the books.

Even though she caused damage and complaints from her other tenants?
All for helping people but not if they don't help themselves too. Behaving like this is unacceptable. The OP has a responsibility to her other tenants too, including the one who let her stay who now wants her out.

Dilemma999 · 12/09/2026 12:28

Unfortunately you are right in that the tenant is responsible for their visitors. If you can be assured that he is doing all he can to not let her in, including changing the locks, then all you can do is advise to ring the police. Maybe fit a doorbell camera too linked to your phone so you can see things for yourself. If the tenant is scared of repercussions (he might be vulnerable to cuckooing), can you offer them a place on one of your other HMO’s as long as you trust them not to repeat this? Or would you rather get rid?

Edited to add that the Council might be useful in this situation as they have resources that try to prevent cuckooing even of owner occupied properties. Once they’re in and using substances it causes a whole heap of other issues.

VointofPiew · 12/09/2026 12:28

ThisWiseRobin · 12/09/2026 12:26

No you have only TOLD her what you would do.
But I really think you have no grasp of the situation here.

I told her what I have done in the past.

VointofPiew · 12/09/2026 12:27

Poster555 · 12/09/2026 12:25

@ VointofPiew

I have never given permission for this woman to be in the property, so I won’t be telling a council department that I have been illegally housing her. She may have been illegally in the property, but that’s not the same thing.

I am also trying not to get any more involved with her than I have already been forced to be.

She is not currently in the property. My concern is that the tenant will be bullied into allowing her back in.

I have been shown message between the tenant and the council where he says she is not allowed to live with him.

Ok don't help her then. It's just been my experience that she's more likely to stay away if she has other options.

lottiegarbanzo · 12/09/2026 12:27

You shouldn’t be talking to the friends. That crosses a line into interfering in people’s personal lives - even if the tenant would like you to do this on his behalf.

Otherwise, you’re right. Draw a firm line and stick to it. Otherwise, Council aside, you’d surely be breaking your contract with the other tenants, who signed up to live in a house of four tenants, not a hostel for variable numbers of vulnerable, unpredictable people.

ThisWiseRobin · 12/09/2026 12:26

VointofPiew · 12/09/2026 12:14

Yes. Hence why I've advised her what to do.

No you have only TOLD her what you would do.
But I really think you have no grasp of the situation here.

VointofPiew · 12/09/2026 12:26

GoldenSandy · 12/09/2026 12:20

You could still come in to do his meals and clean the house? Maybe he will let you be a tenant.

No need. He's happy with a roof over his head until he gets somehere else.

Poster555 · 12/09/2026 12:25

@ VointofPiew

I have never given permission for this woman to be in the property, so I won’t be telling a council department that I have been illegally housing her. She may have been illegally in the property, but that’s not the same thing.

I am also trying not to get any more involved with her than I have already been forced to be.

She is not currently in the property. My concern is that the tenant will be bullied into allowing her back in.

I have been shown message between the tenant and the council where he says she is not allowed to live with him.

OP posts:
ThisWiseRobin · 12/09/2026 12:24

VointofPiew · 12/09/2026 11:53

"One of the tenants, who has been fine for several years, invited his friend/ relative to stay for a temporary period as she was having issues with her landlord."

She isnt a stranger either.

She is to the landlord but I think you are being intentionally obtuse. You've chosen the hill you want to die on, and nothing is going to get through to you.

Pumpkindice · 12/09/2026 12:23

VointofPiew · 12/09/2026 12:17

Do you understand that I've done this before?

As have I.
The criteria for supporting people under NRPF are extremely strict. I worked for a charity for those who were street homeless, we had a mixture of grant funding and public donations. We had to evidence in the books where people who were NRPF got food parcels, where the funding was from (donations from the public) as we would be going against the terms of our grants/contracts if we used any public funds.

The only way people who are NRPF can be housed without paying for it themselves through wages/savings is if there's a human rights case to be argued, and that's usually very temporary or someone gives the house for free (there's a tiny number of churches that have done this)

Obviously people can be NRPF and claiming asylum in which case they can get asylum specific accommodation during the claim but I don't think that's the case here.

Somethinggg · 12/09/2026 12:20

Basically, there's whole categories of NRPF people LAs don't have any duty to provide with housing at all.

There exist some charities who provide housing for people in this situation, without being able to claim any public funding towards it. If none of these charities have anything available, and I assume we all know we're not exactly in an environment of abundance for the sector right now, there may not actually be anywhere such a person can be referred to. They're going to be housed unofficially or not at all.

GoldenSandy · 12/09/2026 12:20

VointofPiew · 12/09/2026 12:17

He wouldnt want that because nobody would cook him dinner.

You could still come in to do his meals and clean the house? Maybe he will let you be a tenant.