HMO Property Management Software
HMO management software for student landlords who want less admin and tighter control.
Built for room-by-room operations, room-level rent tracking, arrears follow-up, maintenance coordination, HMO compliance, and Section 21 notices across student HMOs.
Why operators switch
HMO property management software
Purpose-built property management workflows without the weight, pricing, and implementation drag of enterprise platforms.
- Manage student HMOs at room level instead of forcing flat-based workflows.
- Handle arrears, notices, and maintenance without spreadsheet sprawl.
- Keep rent review and compliance history attached to the right tenancy context.
- Keep communication, occupancy, and compliance activity in one place.
Built by an operator managing 835+ beds.
Lettivo is shaped by real operating pressure, not a generic property software template.
One plan. Everything included.
Student and HMO stock is billed per lettable bed. Residential and commercial stock is billed per managed unit. Progressive rates reward scale without forcing plan changes or feature gates.
Early Access Programme
Join now and lock in pricing for 24 months. Annual billing keeps the 20% discount.
Portfolio size
Progressive rate calculator
Minimum 10 items. Over 500 items is handled as a custom quote.
Estimated subscription
billable items at an average of each.
Custom quote
Portfolios above 500 items go through a tailored rollout and commercial review.
Annual total
Rate breakdown
Items
items at
Included for everyone
Every feature included
No plan gating, no user caps, no upgrade choreography just to unlock core workflows.
AI enquiry assistant on your website
24/7 chat widget answers prospect questions, qualifies leads, and captures enquiries — included at no extra cost.
10 AI calling minutes on first payment
Credited when your trial converts. Then £0.25 per minute.
100 SMS segments on first payment
Credited when your trial converts. Then £0.06 per segment or £50 for a 1,000 segment bundle.
Add-ons
AI Line
Dedicated AI phone number per tenant.
£2.99/tenant/mo
Payments & Rent Collection
GoCardless direct debit and reconciliation.
£15/mo
SMS bundle
1,000 segments valid for 90 days.
£50
How we compare
One platform with AI built in — not bolted on. See how Lettivo stacks up against the common alternatives.
| Lettivo | Enterprise PBSA platforms | Mid-market property tools | Standalone AI comms | Listing platforms | |
|---|---|---|---|---|---|
| Price per bed/unit | £2–3/mo | £4–6/mo | £1.50–2.50/mo | £1+/mo + usage | Flat fee |
| Setup fees | £0 | £10K–50K+ | £0–500 | Custom | £0 |
| Minimum contract | Monthly | 3–5 years | Monthly | 12 months | Monthly |
| Onboarding time | Days | 3–12 months | 1–2 weeks | 2–4 weeks | Self-serve |
| AI enquiry assistant | Included | — | — | From £1/bed/mo | — |
| AI calling campaigns | £0.25/min | — | — | £0.80/min | — |
| Booking analytics | — | — | — | ||
| Fill-date forecasting | — | — | — | — | |
| Maintenance tracking | — | — | |||
| Section 21 & Section 8 notices | — | — | — | — | |
| Rent collection | £15/mo | — | — | ||
| Feature gating | None | Silver/Gold/Platinum | By plan | By channel | By plan |
| Typical cost (200 beds) | ~£6,300/yr | £50K–70K/yr | £4K–7K/yr | £2.5K/yr + usage | £400–600/yr |
Based on publicly available pricing and quotes received in 2025–2026. Ranges reflect typical mid-market portfolios.
FAQ
Frequently asked questions
You pay for your billable portfolio each month. Student and HMO stock is billed per lettable bed, while residential and commercial stock is billed per managed unit. A blended portfolio with 200 billable items costs £400–600/month. All core features are included, and add-ons like SMS and AI minutes are pay-as-you-go.
Most operators are live within a week. Upload your student/tenant lists via CSV, add your buildings and rooms, and you're operating. We help map your data during onboarding.
Lettivo is aimed at operators who want booking visibility, communication workflow, and notice handling in one place without the weight of enterprise platforms. Exact pricing, rollout time, and feature depth vary by provider, so the practical comparison is against the workflow gaps and admin load in your current setup.
Every organisation gets its own database — not a shared multi-tenant schema. Data is encrypted at rest and in transit. You can export everything at any time. Your data stays yours.
You write a script (or use our templates), select a group of tenants, and launch a campaign. The AI makes calls, follows your script, handles objections, and delivers a summary of each conversation with outcome tags. It's like hiring a temp for rent chasing, except it works at 3am and never calls in sick.
Lettivo supports notice workflows, templates, service-date tracking, delivery methods, and e-signature support where legally applicable. Because possession rules changed under the Renters' Rights Act 2025, operators should confirm whether Section 21, Section 8, or another route applies before serving a notice.
The Renters' Rights Act 2025 is now law, and the first main private rented sector changes in England start on 1 May 2026. That includes the end of Section 21 in the PRS, periodic tenancies, restrictions on rental bidding, and new rules on rent in advance. Because some accommodation types, including approved private PBSA, are treated differently, operators should confirm the current legal position and use Lettivo as the operational layer for documents, dates, and service tracking rather than relying on a static page alone.
Sign up and get 30 days of full platform access free. You get full access, hands-on migration support, and a direct line to the founder. If it doesn't work, walk away with no obligation.
30 days. Your real data. No risk.
Run Lettivo alongside your current tools for 30 days with your real portfolio data. If you don't see measurable improvement in admin time, void turnaround, or booking visibility — you pay nothing.
Get started
Day 0Sign up and get access to the full platform.
Data import & setup
Day 1–3We import your buildings, units, rooms, and tenants. You don't lift a finger.
Parallel running
30 daysUse Lettivo alongside your existing tools. No pressure to switch.
Decision time
Day 30Keep going or walk away. Full data export at any time.
The Guarantee
"If Lettivo doesn't save your team measurable time within 30 days, you owe us nothing. We'll even help you export your data back to wherever you came from."
Your trial includes
- Full platform access for 30 days
- Assisted data import & setup
- Dedicated onboarding support
- Full data export if you leave
- 24-month price lock if you stay
No commitment. No credit card.
Built by an operator. For operators.
30-day free trial with your real data. No credit card. No enterprise sales process.
Sign up freeOr email [email protected] to talk.