HMO management software
Bricky Bot is HMO management software that does the work: an AI lettings team for room-by-room lets that answers enquiries, runs your WhatsApp groups, chases repairs and keeps every certificate in date. Nothing goes out until you approve it.
The short answer
HMO management software has to handle what single lets don’t: rooms re-let one at a time, a tenancy and rent for every room, a busy shared-house chat, more repairs, and HMO licensing on top of the usual safety certificates. Bricky Bot does that work for you as a team of AI staff, and every message waits for a person’s ✅.
Built running real HMOs
Luke Ashton, founder of Bricky Bot and Based Lettings. Five years in property, responsible for 150+ HMO rooms across his own portfolio and clients’. Bricky Bot was built to run those rooms first. Here’s Based Lettings on Bricky Bot today:
From Based Lettings’ own Bricky Bot records on 2 October 2026.
What HMO management software needs to do
Whatever you choose, check it covers these six jobs, because they’re where HMOs differ from single lets. Here’s how Bricky Bot handles each one.
| The job | Why it’s harder in an HMO | What Bricky Bot does |
|---|---|---|
| Letting rooms | Re-letting one room at a time, again and again | Answers SpareRoom and OpenRent enquiries, books viewings and follows every lead to a signed tenancy, with the next step on every card. |
| Shared-house messages | A WhatsApp group per house, plus landlords and contractors | Runs the WhatsApp groups you already have, each linked to its house, lead or contractor record; every incoming message gets an owner. |
| Repairs | More people, more shared kitchens and bathrooms, more reports | Logs issues from the house chat, suggests the fix that worked last time, and books contractors once you approve. |
| Compliance and licensing | Gas, electrical, fire alarms, emergency lighting, the HMO licence | Tracks every certificate and opens each renewal inside its lead time, so nothing lapses. |
| Rent per room | Separate tenancies, deposits and rent for every room | Matches rent from a live bank feed, follows deposits and prepares landlord statements. |
| Move-ins and move-outs | Contracts, referencing, deposits, welcome packs, keys | Prepares tenancies for signing, follows every signature and files the signed copy on the record. |
For the licensing side, see our guide to HMO licences; to check a specific address, Bricksmart’s HMO report (our sister product) covers licensing and Article 4.
Repairs are where most HMO time goes; see how Bricky Bot works as landlord maintenance software. The house chats themselves are covered on our landlord tenant communication app page.
Whole houses and flats as well as rooms? Bricky Bot runs those too: see landlord software, and the UK rules every let has to meet on our property management software UK page. Letting rooms for other landlords? See lettings agent software and our letting agent CRM. Bills-included shared houses let as co-living are covered on our coliving software page. Renting houses from their owners on guaranteed rent? See our rent to rent software page. Comparing with an agent’s quote? Our property management fees calculator works out the yearly cost room by room. How certificates and licence renewals are tracked house by house is on our landlord compliance reporting app page, and our free EICR checker dates one electrical report’s next inspection and deadlines. Expecting the council? Our free HMO inspection checklist lists every check for your house, with the rule behind it. Letting a room from scratch? Our free tenancy agreement template writes one agreement per room, bills included, and our landlord inventory template records the room and the shared areas on move-in day. In an HMO the council tax is the landlord’s bill, and our free council tax checker shows what it costs per room.
How it works
- A team, not a tool. Specialist AI staff for enquiries, listings, move-ins and move-outs, maintenance, landlord reporting, records and inbox triage, with Bricky in charge. What an AI lettings team is.
- You approve everything that goes out, in the app or straight from WhatsApp, and every action is logged.
- Your accounts, your data. Bricky signs in to your own SpareRoom, OpenRent and WhatsApp accounts; it isn’t affiliated with or endorsed by them. It runs on your own Mac or Mac mini, or on Bricky Cloud.
- Your AI plan. It uses the AI plan you already have, such as a ChatGPT plan, so you pay your provider directly.
- Switching is included. We move your records and documents across from Arthur, COHO or spreadsheets. Keeping your HMOs in PaTMa today? See Bricky Bot vs PaTMa.
What it costs
One price per tenant, everything included, with the AI plan you already have. See the pricing calculator for your portfolio. To check a house’s own numbers first, try our HMO rental yield calculator. For a room let mid-month, the pro rata rent calculator gives the first part-month rent.
Is Bricky Bot right for you?
Compare HMO software
- Bricky Bot vs COHO, the HMO and co-living software
- Bricky Bot vs Arthur Online
- Bricky Bot vs PaTMa, the low-cost landlord records and accounts software
- Bricky Bot vs Landlord Vision, the accounting-led landlord software with Making Tax Digital
- Bricky Bot vs Landlord Studio, the low-cost landlord accounting app with Making Tax Digital
- Bricky Bot vs August, the self-managing landlord app that tracks HMO rent room by room
- Bricky Bot vs Hammock, the Making Tax Digital software that prices an HMO as one property
- Bricky Bot vs Rentila, the free-to-start landlord software that counts each HMO room as a unit
- Bricky Bot vs Latch
- Bricky Bot vs spreadsheets and WhatsApp
- Best AI lettings software in the UK (2026)
Questions HMO landlords ask
What is HMO management software?
Software for running houses in multiple occupation: letting and re-letting rooms, separate tenancies and rent for each room, communication with everyone in a shared house, repairs, and the extra compliance and licensing an HMO needs.
How is Bricky Bot different from other HMO software?
Most HMO software is a system you do the work in. Bricky Bot is an AI lettings team that does the work: it answers enquiries, runs the WhatsApp groups, chases repairs and tracks renewals, and waits for a person’s approval before anything goes out.
Does Bricky Bot message tenants on its own?
No. Every message, advert, booking or payment the team prepares waits for a person’s approval, in the app or straight from WhatsApp. The only exceptions are ones you switch on, like an out-of-hours holding reply.
Can I move my HMOs across from Arthur or COHO?
Yes. We move your records and documents across: houses, rooms, tenancies, people, certificates and files.
Who built it?
Luke Ashton, founder of Bricky Bot and Based Lettings, who is responsible for 150+ HMO rooms across his own portfolio and clients’. Based Lettings runs on Bricky Bot.
See it run an HMO
A short demo of the team handling real HMO work: enquiries, WhatsApp groups, repairs, renewals and approvals.
Book a demo