More Properties. Higher Yields. Same Control.
If you already manage multiple HMOs and want to maximise yields across your portfolio, the Exempt Accommodation framework provides consistent enhanced rates without giving up operational control.
Why Portfolio Landlords See the Biggest Gains
You already understand HMO management. You have systems in place. You know how to handle tenants, maintenance, and compliance across multiple properties. The question is whether you are maximising your returns.
Standard private letting yields are constrained by what tenants can afford. Government-backed housing payments through the Exempt Accommodation framework operate differently. Enhanced rates are exempt from Local Housing Allowance caps, which means your income potential is substantially higher per room, per property.
For portfolio landlords, this scales. The same framework that generates enhanced yields on one property generates enhanced yields on ten. Your operational workload increases with each property, but so does your income.
Income Projections for Multi-Property Portfolios
These figures illustrate what enhanced rates can mean at portfolio scale. All figures are indicative, based on approximately £200-261 per room per week depending on claimant type and area, assuming 75% occupancy.
| Portfolio Size | Total Rooms | Indicative Weekly Income | Indicative Annual Income |
|---|---|---|---|
| 3 properties (5 rooms each) | 15 rooms | £2,250 - £2,935 | £117,000 - £152,620 |
| 5 properties (5 rooms each) | 25 rooms | £3,750 - £4,891 | £195,000 - £254,332 |
| 10 properties (5 rooms each) | 50 rooms | £7,500 - £9,783 | £390,000 - £508,716 |
| 20 properties (5 rooms each) | 100 rooms | £15,000 - £19,575 | £780,000 - £1,017,900 |
Figures assume 75% occupancy and are net of framework deductions. Actual results depend on your operational management, occupancy levels, and tenant mix. Operating costs (maintenance, compliance, repairs) are your responsibility and will reduce net profit.
More Properties Means More Work
This is not a portfolio management service. We do not manage your properties for you.
The framework provides regulatory status and payment processing. You provide the operational management. For every property you add to the framework, you add another set of responsibilities:
Per Property Responsibilities
- •Maintenance and repairs for each unit
- •Tenant management and behavioural issues
- •Compliance with framework standards
- •Void periods and tenant turnover
- •Property inspections and ongoing compliance
What Scales
- •Your income from enhanced rates
- •Government-backed payment security
- •Exemption from LHA caps on every property
- •Consistent framework across your portfolio
- •Single payment stream per property
If you are already managing multiple HMOs profitably, you have the operational capacity. The framework changes the income potential, not the operational model.
Consistent Government-Backed Payments Across Your Portfolio
One of the key advantages for portfolio landlords is payment consistency. Rather than collecting from individual tenants with varying payment reliability, each property generates income through the same government-backed mechanism.
Enhanced Rates
Properties qualifying under the Exempt Accommodation framework access enhanced Universal Credit housing element rates. Approximately £200 per room per week for standard claimants, rising to £231-261 for enhanced claimants (PIP, LCW, WTC, or Carer recipients). Rates are area-dependent.
Exempt from LHA Caps
Unlike standard private letting, Exempt Accommodation is not subject to Local Housing Allowance caps. This removes the ceiling that normally constrains housing benefit rates, allowing for higher yields on suitable properties.
DWP Payment Stability
Housing payments come through the Department for Work and Pensions via Universal Credit. Once tenants are correctly placed, the housing element is stable and predictable. This is more reliable than depending on individual tenant affordability.
Consolidated Per Property
For each property, you receive a consolidated payment rather than collecting from multiple tenants individually. Across a portfolio, this means predictable income streams from each property.
Calculate Income for a Single Property
Use this calculator to estimate what one property could earn under the framework. Multiply across your portfolio to see the cumulative effect of enhanced rates at scale.
Run this calculation for each property in your portfolio to build a complete income picture. Results are indicative and assume 75% occupancy.
Understanding the Risk Profile
Higher yields come with responsibilities, not guarantees.
The Exempt Accommodation framework provides access to enhanced rates and government-backed payment mechanisms. It does not eliminate operational risk. As the operator of each property, you carry:
Risks That Remain With You
- ✕Void risk - When rooms are empty, you receive no income for those rooms
- ✕Maintenance costs - All repairs and upkeep are your responsibility
- ✕Tenant management burden - Day-to-day issues, behavioural problems, and complaints fall to you
- ✕Compliance failure - Properties that do not maintain standards cannot remain in the framework
- ✕Operational capacity - Your ability to manage multiple properties effectively
Portfolio landlords who succeed in this framework are those with the operational infrastructure to manage multiple properties to consistent standards. The enhanced yields reward that capability.
Is This Right for Your Portfolio?
This framework suits experienced portfolio operators with specific characteristics. It is not appropriate for every landlord.
This Framework Suits You If
- •You already manage multiple HMO properties profitably
- •You have systems for maintenance, compliance, and tenant management
- •You want higher yields than standard private letting provides
- •You prefer government-backed payments over tenant affordability risk
- •You understand that more properties means more work
- •You are willing to operate within a compliance framework
This Framework Is Not For You If
- •You want someone else to manage your properties
- •You are looking for income regardless of occupancy
- •You are uncomfortable with hands-on property management
- •You want to reduce your operational involvement
- •You are new to HMO management
- •You expect the framework to eliminate void risk
For experienced operators, this framework offers a way to significantly increase yields across an existing portfolio. For those seeking to reduce their operational burden, it will not provide what you are looking for.
Questions from Portfolio Landlords
Can I add properties to the framework over time?
Yes. Each property is assessed individually for suitability. Properties can be added as they become available or as existing tenancies conclude. There is no requirement to bring your entire portfolio at once.
Do all my properties need to be in the same area?
No. The framework operates nationwide across England. Each property is assessed on its own merits, including local demand. Geographically distributed portfolios can participate provided each property meets the criteria.
What happens if one property underperforms?
Each property operates independently within the framework. Poor performance on one property does not affect your other properties. Equally, strong performance on some properties does not subsidise weak performance on others.
How do I manage compliance across multiple properties?
Compliance requirements are consistent across the framework, which simplifies management. You apply the same standards to each property. However, you are responsible for ensuring each property meets those standards. The framework does not manage compliance for you.
Can I remove a property from the framework?
Yes, subject to the terms of your Service Level Agreement. Notice periods and exit procedures are documented. You can sell individual properties or withdraw them from the framework without affecting your other properties.
Do you provide consolidated reporting across my portfolio?
You receive reporting for each property. While the framework provides statements per property, consolidated portfolio-level reporting is your responsibility to compile. Each property operates as an independent arrangement.
Ready to Scale Your Portfolio Yields?
The first step is a property suitability assessment. Submit details for your first property and we will assess whether it meets framework requirements. Once you have one property in the framework, adding more follows the same process.
No obligation. Initial assessment provided within 2 working days.
Learn More
Explore these pages for more detail on how the framework operates and what it requires.
Important Information
This page provides general information about the Exempt Accommodation framework for portfolio landlords. Individual circumstances vary and all arrangements are subject to property assessment and agreement of terms.
Income figures are indicative and vary by area, claimant type, and occupancy levels. The projections shown assume 75% occupancy and are net of framework deductions but do not account for your operating costs. Actual profit depends on how efficiently you manage each property.
This is not a portfolio management service and this is not an income assurance arrangement. You remain the operator of each property and carry void risk when rooms are unoccupied. Your operational capacity to manage multiple properties to required standards is essential.
All arrangements are documented through formal Service Level Agreements. You should seek independent legal and financial advice before joining the framework.