Can I let a property room by room, like an HMO?

Set a property's letting type to By room. A whole-property let is limited to one live tenancy at a time; a by-room property can run several at once, each with its own tenant, room label, rent, deposit, agreement and checklists.

• Room tenancies use a different tenancy agreement template — one that grants the room plus shared use of the common parts, rather than the whole property. It isn't a variant of the standard agreement; the grant clause is genuinely different.
• A room that already has a live tenancy can't be let again until that tenancy ends, so the same room can't be double-let by accident.
• If you've set the number of bedrooms, Tenarize caps concurrent room tenancies at that number.
• If you've recorded the licence's occupancy limit, Tenarize refuses a tenancy that would take the house over it — counted in people, so a couple in one room counts as two.
• Room lets also get a longer compliance checklist: HMO licensing, the fire risk assessment, the 2006 management duties, and the statutory minimum room sizes.
• Meter readings, the property list, the map and the property page all show per-room occupancy rather than assuming one tenant.

Worth knowing: A property let by room becomes an HMO in law once three or more people in two or more households live there sharing a kitchen, bathroom or toilet. Once the tenancies you've recorded reach that, Tenarize prompts you to check whether it needs a licence, and says so more firmly at five people, where mandatory licensing starts. It can't tell you the answer — only your council's designation can — but it won't let the question go unasked.