Room lets and tenant find in the West Midlands

From Walsall, Sutton Coldfield to the smaller towns, we provide HMO room letting services across the West Midlands.

HMO rules in the West Midlands vary council by council, so we check the right one for your address before quoting.

Covering the West Midlands and nearby West Midlands towns

Build, compliance and lettings in one team

Written terms for each property

Free survey in the West Midlands

Tell us about the property. We reply within one working day.

Our work in the West Midlands ranges from single conversions for first-time landlords to multi-house programmes for investors, all priced in writing before work starts.

We plan each HMO room letting job in the West Midlands around the local council's amenity standards, which set out kitchen, bathroom and room-size requirements for shared houses.

HMO rules across the West Midlands' councils

Council	Additional licensing	Selective licensing	Article 4 (small HMOs)
Birmingham City Council	In force Whole city, 5 June 2023 to 4 June 2028	In part of the area 25 of the city's 69 wards, 5 June 2023 to 4 June 2028	In force Whole city, in force since 8 June 2020
Coventry City Council	In force Whole city, 4 May 2025 to 3 May 2030	None found	In part of the area 11 wards, including Earlsdon, Foleshill, Lower and Upper Stoke, Radford, St Michael's and Westwood, since 30 September 2023
Dudley Council	Not confirmed	Not confirmed	In force Whole borough, since 15 September 2023
Sandwell Council	In force Whole borough, 1 October 2024 to 30 September 2029	None found	Proposed Cabinet approved an immediate borough-wide direction on 14 October 2026; not confirmed as in force when checked
Solihull Council	Not confirmed	Not confirmed	Proposed The council is exploring a direction for smaller HMOs; none in force when checked
Walsall Council	In part of the area Nine wards: Palfrey, Paddock, Pleck and St Matthew's (to 31 August 2027), and Bentley and Darlaston North, Birchills Leamore, Blakenall, Darlaston South and Willenhall South (to 30 June 2028)	None found	In force Whole borough, since 1 October 2025
City of Wolverhampton Council	Proposed The council is preparing a consultation on a scheme for smaller HMOs	Proposed The council is preparing a consultation on a scheme for designated areas	In force Whole city, since 14 September 2017

Checked October 2026. Mandatory licensing for five or more people applies in every council. Schemes change, so we confirm the position for the address before work starts.

Councils in the West Midlands where we found an Article 4 direction for small HMOs in force, in all or part of their area: Birmingham City Council, Coventry City Council, Dudley Council, Walsall Council, City of Wolverhampton Council. Article 4 directions are due to start or proposed in: Sandwell Council, Solihull Council. Additional licensing applies in all or part of: Birmingham City Council, Coventry City Council, Sandwell Council, Walsall Council.

How we handle HMO room letting work in the West Midlands

We let HMO rooms in the West Midlands for owners who manage their own houses, from a single room to every room as it falls vacant. Each advert shows the asking rent, and each applicant is referenced and checked in the same way before any paperwork is signed.

Room lets in the West Midlands follow the same national rules as anywhere in England: assured periodic tenancies, no bidding, no blanket bans and limits on rent in advance. Where the house needs an HMO licence, we check the licence conditions on occupancy before letting each room.

Room adverts with photos and the asking rent shown
Written tenancy terms and deposit protection
Photo inventory and alarm check on move-in day
Option to move to full management later
Enquiries handled and viewings carried out

Towns we cover in the West Midlands

Questions about HMO room letting in the West Midlands

How do you find tenants for rooms in the West Midlands?

We advertise each room, carry out viewings, reference applicants and handle move-in, with rooms let under the tenancy rules in force at the time.

What do tenants pay you?

Tenants don't pay us letting fees. Under the Tenant Fees Act 2019, only certain payments such as rent and a capped deposit can be charged. Our fees page sets this out.

Can you take over a house that already has tenants?

Yes. We review the tenancies, licence and certificates at handover and list anything that needs attention before we take on day-to-day management.

Do you manage HMOs across the West Midlands?

Yes. We manage shared houses in the West Midlands and across the West Midlands, from letting individual rooms to rent collection, repairs and licence compliance.