Coming soon. Everything you need to know about HMOs.
The Co-Living Compass Course is launching soon — every module of the Compass Method on video, from finding your first deal to refinancing it. Join the waitlist now and you'll be the first to know when it's live.
Not luck. Not timing. Not family money. A repeatable system.
£0m+
Developed
0+
Rooms to Market
£0k
pcm Rent Roll
£0m+
Private Finance Raised
One system. Four points.
Everything runs on The Compass Method — the exact process behind every Reuben project, taught in order with the real numbers, the wins and the expensive lessons.
N — Find
Source below-market properties in proven co-living demand areas — and know the numbers stack before you offer.
Find
Pick an area that actually has HMO demand, read Article 4 before you offer, and analyse a deal in minutes — so you only ever chase the ones that stack.
Fund
Deposits, bridging, HMO mortgages and private finance. Reuben has raised over £1m of other people's money — properly and compliantly.
Build
Planning and permitted development, licensing, fire regs, finding and vetting a builder — and managing the refurb so it lands on budget, not £40k over.
Refi
The end game. Revalue the finished HMO on its new worth, pull your money back out, and go again. This is the difference between one project and a portfolio.
Your roadmap from first viewing to keys in hand
22 video modules across the full HMO journey — plus guest sessions from the power team Reuben uses on his own deals.
Start Here
The method, the model, the map
- 1Reuben Wincott · Founder, Co-Living Compass
Welcome to Co-Living Compass
Video module
- 2Reuben Wincott · Founder, Co-Living Compass
The Compass Method: Find, Fund, Build, Refi
Video module
- 3Reuben Wincott · Founder, Co-Living Compass
What an HMO Really Is — and the Co-Living Difference
Video module
Find
Sourcing and analysing real HMO deals
- 1Reuben Wincott · Founder, Co-Living Compass
Choosing Your Area: Demand, Employers, Room Rates
Video module
- 2Ed Kertcher · HMO Designers · 1,000+ projects · £1.5m HMO portfolio
Article 4 & Planning: Check Any Postcode in 10 Minutes
Video module
- 3Reuben Wincott · Founder, Co-Living Compass
Deal Analysis with the HMO Deal Calculator
Video module
- 4Reuben Wincott · Founder, Co-Living Compass
Viewings, Offers & Negotiating with Agents
Video module
- 5Reuben Wincott · Founder, Co-Living Compass
Case Study: A Real Deal, Start to Numbers
Video module
Fund
Deposits, bridging, mortgages & private finance
- 1Reuben Wincott · Founder, Co-Living Compass
Deposits, Structures & How the Money Stacks
Video module
- 2[Presenter Placeholder] · Mortgage Broker
Bridging Finance & HMO Mortgages
Video module
- 3Reuben Wincott · Founder, Co-Living Compass
Raising Private Finance — How I Raised £1m+
Video module
- 4[Presenter Placeholder] · Accountant
Ltd Companies & Tax Basics
Video module
Build
Planning, licensing and the refurb
- 1Ed Kertcher · HMO Designers · 1,000+ projects · £1.5m HMO portfolio
Planning vs Permitted Development
Video module
- 2Ed Kertcher · HMO Designers · 1,000+ projects · £1.5m HMO portfolio
Designing a Co-Living HMO That Rents Itself
Video module
- 3Reuben Wincott · Founder, Co-Living Compass[Presenter Placeholder] · Licensing Consultant
Licensing, Fire Regs & Compliance
Video module
- 4Reuben Wincott · Founder, Co-Living Compass
Finding, Vetting & Contracting Builders
Video module
- 5Reuben Wincott · Founder, Co-Living Compass
Running the Refurb: Budget, Milestones, Payments
Video module
Refi
Revalue, recycle, go again
- 1[Presenter Placeholder] · Broker / Valuer
The Revaluation: How HMOs Get Valued
Video module
- 2Reuben Wincott · Founder, Co-Living Compass
Pulling Your Money Out & Going Again
Video module
Let & Manage
Tenants, systems and scale
- 1Joel Walker · Hive Management · £2m HMO portfolio · 3rd-generation developer
Tenanting Your Co-Living HMO
Video module
- 2Joel Walker · Hive Management · £2m HMO portfolio · 3rd-generation developer
Systemising Management
Video module
- 3Todd Walker · Social Media Coach
Bonus: Social Media Masterclass
Video module
Join the course waitlist
The full course isn't open yet. Join the waitlist and you'll be first in line when doors open — with launch pricing and every module, template and deal checker included.
The Co-Living Compass Course
Coming soon
Waitlist now open. Launch pricing for members.
Join The Course WaitlistTakes 30 seconds. No payment today — we'll email you the moment the course is live.
"Sounds great, but…"
The five things everyone says before their first HMO — answered straight.
You can't get planning for HMOs any more.
Most HMOs up to six bedrooms don't need full planning at all — they run under permitted development unless the council has an Article 4 direction. Article 4 isn't a wall, it's a filter — and the course shows you how to check any postcode in ten minutes.
[Proof placeholder] — Reuben project that ran under permitted development.
Article 4 kills it in my area.
Article 4 means you apply for permission — it doesn't mean you don't get it. It also means less new competition, and existing licensed stock becomes more valuable. Some of the best HMO markets in the country sit inside Article 4 areas.
[Proof placeholder] — Article 4 market example or data.
I can't find a builder — builders will rob me.
You don't find good builders, you vet them into existence: three quotes on an identical scope, staged payments tied to milestones, and a schedule of works that leaves nothing open to interpretation. The course includes the exact scope-of-works process.
[Proof placeholder] — refurb that landed on budget.
There's no demand for HMOs where I live.
You don't guess demand — you measure it: SpareRoom heat, employer base, transport links, existing room rates. Some towns are terrible for HMOs, and the course shows you that before you buy, not after. Nationally, demand for affordable rooms has never been higher.
[Proof placeholder] — demand map example.
The numbers don't stack in my area.
They might not — that's real. Which is why the model travels: you don't have to invest where you live. The Find module covers running an area analysis anywhere in the country, and managing at distance.
[Proof placeholder] — deal done at distance.
What's included
- All four Compass Method modules on video
- Audio version for learning on site or in the car
- The HMO Deal Calculator used across the course
- Deal analysis and offer templates
- Lifetime access, updated as regulations change
Coming soon
Waitlist open now. Launch pricing for the first members.
Sign up to the waitlist now to be notified the moment the course goes live — plus launch pricing before it opens to everyone else.
Join The Course WaitlistNo payment today. Just first access when the doors open.
Questions, answered
Get on the course waitlist
Four quick questions so we know where you're at — then we'll notify you the moment the course is live, along with the full module list and launch pricing.
Some of you don't just want the map — you want someone in the passenger seat.
Someone to check the deal before you offer, hand you the broker and the solicitor, and stay with you until the keys are in your hand. That's the mentorship — and there's a video about it on the next page after you join. But start here. Learn the method. Run your numbers.