Hybrid valuation

Hybrid valuation stands out as a specialist approach in the valuation of HMO properties, particularly useful in the context of HMO mortgages. This method differs significantly from the traditional “bricks and mortar” and “Market Value 1 (MV1)” valuations, offering unique advantages for small to medium-sized Houses in Multiple Occupation (HMOs) that are generally less than five or six rooms in size.

Advantages and Strategic Considerations:

• Advantages: For stakeholders in the HMO mortgage arena, hybrid valuations offer a more refined assessment of a property’s value by recognising specific enhancements that typical bricks and mortar valuations might overlook. This can lead to more precise financing and investment decisions within the HMO mortgage framework.
• Strategic Considerations: It’s important for investors and lenders to consider that while hybrid valuations provide a detailed picture of a property’s physical market value, they do not account for the income aspect. For comprehensive financial planning, especially when dealing with HMO mortgages, it might be necessary to supplement a hybrid valuation with income projections or consider additional valuation methods that reflect the property’s profitability.

In conclusion, the hybrid valuation method is a crucial tool in the arsenal for assessing properties under HMO mortgages, especially when dealing with small to medium-sized HMOs. It offers a detailed appraisal of the property’s enhanced features but requires careful consideration of its non-inclusion of rental yields, ensuring that all aspects of property valuation are thoroughly understood and appropriately applied, borrowers looking for a yield based valuation can find information on this in our Market Value 1 (MV1) commercial mortgage section below.

When employing the Buy, Refurbish, Refinance (BRR) strategy for converting a property into a House in Multiple Occupation (HMO), re-mortgaging using a hybrid valuation immediately after the refurbishment, often referred to as a “Day One re-mortgage”, can be a feasible strategy. However, executing this effectively involves meeting specific regulatory and valuation requirements, particularly under the conditions of an HMO mortgage.

Requirements for Day One re-mortgage on a Hybrid Valuation:

1. Completion of Licensing and Permissions: Certificate of Lawful Use or Development (COLU): Borrowers may need to obtain a COLU to demonstrate that the property’s use as an HMO is lawful under local planning laws. This certificate is crucial for validating the change of use, especially in areas with strict zoning regulations. Planning Permission: Depending on the scope of the conversion and local regulations, planning permission may be required. This permission should be secured before starting significant modifications, as it ensures that all changes meet local planning standards. Building Control (BC) Sign-Off: Post-conversion, it’s essential to receive sign-off from Building Control. This confirms that all building works meet current building regulations, which is particularly important for safety standards like fire safety, sound insulation, and overall build quality.
2. Ensuring Adequate Warranty and Certification: New Build Warranty or Architect’s Certificate: In some cases, especially where extensive construction work has been undertaken, a new build warranty might be required by lenders. Alternatively, an architect’s certificate can be provided to assure the lender of the work’s compliance with architectural plans and building regulations.

Strategic Considerations for Hybrid Valuation:

• Importance of Comprehensive Documentation: For a successful day one re-mortgage under a hybrid valuation, comprehensive documentation of all permissions, certifications, and sign-offs is essential. These documents serve as proof that the property not only meets legal standards but is also likely to meet the enhanced criteria considered under hybrid valuation.
• Impact on Valuation: Hybrid valuation in the context of an HMO mortgage takes into account both the physical attributes and the enhanced features like ensuites, additional kitchens, and bespoke adaptations for tenant use. Providing evidence of compliance and enhancements can positively influence the hybrid valuation, potentially increasing the property’s appraised value.
• Timing and Coordination: Timing the completion of refurbishments, obtaining necessary permissions, and coordinating with valuation professionals can be critical. Delays in any of these areas might hinder the possibility of achieving a successful Day One re-mortgage.