Do I still pay rent while I'm away from my HMO?
Yes. Your rent keeps falling due for as long as the tenancy continues, whether you're in the room or not. Going travelling for a month, or home for the summer if you're a student, doesn't pause the tenancy or reduce what you owe. That's the single most important thing to remember before a long trip away from a house in multiple occupation (HMO): the contract carries on without you.
If you know you won't need the room again, the cleaner option since 1 May 2026 is usually to end the tenancy properly. Under the Renters' Rights Act 2025, assured tenancies in England are now periodic, and a tenant can end one by giving at least 2 months' notice in writing, with the end date lining up with the end of a rent period. Your landlord can agree to a shorter period in writing if they choose. If you're a joint tenant with your housemates rather than on a room-only agreement, ending the tenancy affects everyone, so talk to them first.
Can I sublet my room while I'm on holiday?
Almost certainly not without permission. Most HMO agreements either ban subletting outright or require the landlord's written consent, so check your contract before you even think about letting a friend stay in your room for money. Subletting without consent is a breach of the tenancy, and breach of a tenancy term is a possession ground, so an informal arrangement that seemed harmless can put your home at risk.
There's an extra HMO wrinkle: who lives in the property affects the licensing position. Mandatory licensing applies to HMOs occupied by five or more people in two or more households, and licences are granted on the basis of who occupies the house and how. Moving extra people in behind the landlord's back can create problems that go well beyond your own tenancy. If you genuinely need someone to cover your rent for a period, ask the landlord in writing and get any agreement in writing too.
Should I tell my landlord I'll be away?
It's sensible, and some agreements require it for longer absences. Many tenancy agreements include a clause asking you to notify the landlord if the property, or your room, will be empty for more than a couple of weeks. That's usually driven by the landlord's insurance, which may have conditions about unoccupied periods.
Telling the landlord also protects you practically. If a pipe bursts or the boiler fails while you're away, a landlord who knows how to reach you, and knows the room is empty, can deal with it faster. Under the Management of Houses in Multiple Occupation (England) Regulations 2006, the manager of an HMO must maintain the water supply and drainage, keep common parts in repair and display their contact details in the house, so problems that come up while you're away should still get dealt with; they just get dealt with sooner when everyone can communicate.
Remember your own duties don't go away either. Tenants must use the property in a tenant-like manner, the everyday care described in Warren v Keen, and small sensible steps before a trip fall squarely within that: in winter, leaving some heating on or asking the landlord's advice about the pipes; in any season, closing windows, locking your door and not leaving perishables to rot in the shared kitchen.
What about my housemates while I'm away?
A shared house keeps running while you're gone, and a bit of planning avoids most of the friction. Sort out how your share of the utility bills will be paid during your absence, since names on bills stay liable regardless of who's in the house. If bins, cleaning rotas or parcel deliveries are shared jobs, agree cover before you leave rather than by group chat argument afterwards.
Security matters more in an HMO than a single let because several households share the entrances. Make sure your housemates know you're away, ask them to keep communal doors locked, and don't advertise an empty room on social media. Fire safety measures in the house, required under the 2006 Regulations, protect everyone, so don't leave anything on charge in an empty room or block escape routes with luggage.
Does my deposit change if I go away or move out after the summer?
Your deposit stays exactly where it is. It should already be held in one of the authorised schemes, and it stays protected for the life of the tenancy regardless of your travel plans. Going away doesn't trigger any change, and the landlord can't treat an absence as abandonment just because you're not around for a few weeks, particularly if you've told them and your rent is being paid.
If your trip marks the end of your time in the house, the normal end-of-tenancy rules apply. Leave the room and shared areas in decent condition, photograph everything on the way out, and return the keys as agreed. The landlord should return your deposit promptly; official guidance says it must be returned within 10 days of you both agreeing how much you'll get back, and if there's a dispute the money stays protected in the scheme until it's resolved. Each scheme runs a free dispute resolution service if you can't agree. Our guide to getting your deposit back walks through that process step by step.
A pre-holiday checklist for HMO tenants
- Rent: set up payments so nothing bounces while you're away. Arrears are a possession ground, and since May 2026 the mandatory ground bites at three months' arrears.
- Notice: if you're not coming back, give proper written notice, at least 2 months unless the landlord agrees less, rather than just disappearing.
- Contract check: look for absence, subletting and insurance clauses before you go.
- Landlord: tell them the dates you'll be away and how to contact you.
- Housemates: agree bills, security and chores cover.
- Your room: lock it, unplug appliances, empty the fridge shelf, take valuables or insure them. Contents insurance for HMO rooms often has conditions about unoccupied periods, so check the policy if you have one.
- Documents: take photos of your room's condition before you leave, just in case anything is disputed later.
Most holiday problems in shared houses come down to poor communication rather than law. Tell the people who need to know, keep your rent flowing, and your room should be exactly as you left it when you get back. If something does go wrong while you're away, our guide to HMO tenant rights covers where you stand.