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Terms of service

Last updated: August 2026· Version: 1.0

These terms are a contract between you and us. Please read them. Sections 17 (Liability) and 7 (What HMOJo is and is not) limit what we are responsible for, and you should read those especially carefully.

1. Who we are and how to contact us

HMOJo is operated by CJ Normandie Ltd, a company registered in England and Wales under company number 16185973, whose registered office is at 1 Derwent Business Centre, Clarke Street, Derby, United Kingdom, DE1 2B.

Email: hello@HMOJo.co.uk. We do not have a customer telephone line.

We are not currently registered for VAT, so no VAT is charged on our fees. If that changes, we will give you notice under section 12.

2. Accepting these terms

You accept these terms by ticking the acceptance box when you create your account. We keep a record of when you accepted and which version. If you do not accept them, you cannot use HMOJo.

"You" means the person or organisation that holds the account. If you accept on behalf of a company, partnership or trust, you confirm you are authorised to bind it, and "you" means that organisation.

3. Who can use HMOJo

You must be 18 or over. HMOJo is built for residential property in England — regulations differ elsewhere in the UK and we do not support them.

You may use HMOJo whether you are running a property business or letting property in a personal capacity. Where these terms give different rights to consumers, we say so. You are a consumer if you are an individual acting wholly or mainly outside your trade, business, craft or profession. Most landlords letting property for income are acting in the course of a business, but this depends on your circumstances.

4. Your account

Keep your log-in details secure and do not share them. Tell us immediately at security@HMOJo.co.uk if you think someone else has access.

You may invite managers, VAs or team members. You are responsible for what they do in your account, for making sure they are entitled to see the data they can see, and for removing their access when they no longer need it.

5. Beta participants

If you joined HMOJo through the closed beta programme, your participation was governed by the Beta programme terms, which applied instead of these terms until the beta ended. These terms apply to you from the date you accepted them on continuing to the full service.

6. What we provide

HMOJo is a compliance tracking and record-keeping tool for HMO landlords. Depending on your plan and stage of the product, it may include compliance date tracking, reminders, a document vault with AI-assisted reading, tenant onboarding by invitation link, room inventory and check-in records, an issue log, and Jo, an AI co-pilot.

7. What HMOJo is — and what it is not

This is the most important section in these terms.

HMOJo flags. It does not certify. We tell you what appears to be due, missing or expiring based on the information in your account. We do not confirm that you are compliant, and no output from HMOJo is evidence of compliance.

Specifically, HMOJo does not:

  • give legal advice, and nothing in the product or on our website is a legal opinion;
  • apply for, obtain or renew any licence on your behalf, or submit anything to a council;
  • inspect any property, or verify that any certificate is genuine, valid or correctly issued;
  • carry out or verify Right to Rent checks — you must carry out those checks yourself in the manner required by law;
  • carry out, score or approve tenant referencing, credit checks or guarantor assessments;
  • handle rent, deposits or any tenant money;
  • monitor changes in law, licensing schemes or council requirements on your behalf.

You remain solely and fully responsible for your legal obligations as a landlord, including licensing, safety certification, Right to Rent, deposit protection, and the condition of your property. Using HMOJo does not transfer any of that responsibility to us and is not a defence to any enforcement action.

8. Reminders

Reminders are a convenience, not a guarantee. Email can be delayed, filtered, blocked or lost, and we depend on the accuracy of the dates you enter. Do not rely on HMOJo reminders as your only means of knowing when something is due. We are not responsible for a reminder that is not sent, not delivered, delivered late, or delivered to a spam folder.

9. Jo and AI features

AI features produce output that can be incomplete, out of date or simply wrong. Treat every AI response as a starting point to check, never as an answer to act on.

  • AI output is not legal, financial or professional advice.
  • You must verify anything material with the relevant authority or a qualified professional before acting.
  • Do not use HMOJo's AI features to make decisions about a person — including any decision about whether to let to someone.
  • We do not warrant the accuracy of any AI output.

10. Council and third-party data

Council fees, licensing scheme details and similar information are drawn from publicly available sources. They change without notice and may be wrong or out of date at any given moment. National averages shown where council data is unavailable are indicative only. Always confirm current requirements and fees directly with the relevant licensing authority before you act.

11. Your content

You own everything you put into HMOJo. You grant us a non-exclusive, worldwide licence to host, copy, transmit, display and process it, solely to provide and support the service and as set out in the Data Processing Addendum.

You confirm that:

  • you have the right to upload everything you upload, and to enter the personal data you enter;
  • you have a lawful basis under data protection law for putting other people's personal data into HMOJo, and have given them the information they are entitled to;
  • your content is not unlawful, defamatory, infringing or malicious.

Do not upload special category data (health, race, religion, sexual orientation, biometrics, trade union membership) or criminal offence data unless you genuinely need to and have a lawful condition for doing so.

Identity documents. You may store copies of passports, biometric residence permits and share codes for Right to Rent purposes. These are sensitive. Only upload what you actually need, and remember that you — not we — are responsible for retaining Right to Rent records for the period required by law, including after your HMOJo account closes.

12. Fees, billing and price changes

During beta, HMOJo is free. This section takes effect when we begin charging, on at least 30 days' notice.

  • The fee is £1 per lettable room per month, billed monthly in advance. Portfolios above 80 rooms are priced separately by agreement.
  • Your room count is taken from your account. If you add or remove rooms, the change is reflected in your next invoice.
  • Fees exclude VAT. We are not currently VAT registered. If we become VAT registered, VAT will be added at the prevailing rate and we will notify you first.
  • We may change our prices on 60 days' written notice. If you do not accept a price change, you may cancel before it takes effect and you will not be charged the new price.
  • If a payment fails, we will let you know and try again. If it remains unpaid after 14 days, we may suspend your account. We will not delete your data during suspension.
  • Except where the law gives you a right to a refund, fees for a month already begun are not refundable.

13. If you are a consumer: your cancellation right

If you are a consumer, you have the right to cancel your contract within 14 days of entering into it, without giving a reason. Email hello@HMOJo.co.uk saying you want to cancel; a clear statement is enough.

If you asked us to start providing the service during that 14-day period, you may still cancel, but you must pay for what you have received up to the point you told us. Where the service was provided free of charge, no payment is due. If you have fully used a service supplied at your request within the period, the right to cancel is lost.

Nothing in these terms affects your statutory rights under the Consumer Rights Act 2015.

14. Acceptable use

You must not:

  • break any law, or use HMOJo to help anyone else break one;
  • attempt to access another user's account or data;
  • copy, modify, reverse-engineer, decompile or create derivative works from the service;
  • resell, sublicense or provide HMOJo as a service to third parties without our written consent (using it to manage properties you manage for others is fine);
  • scrape, bulk-extract or systematically harvest data from the service;
  • introduce malware, or attempt to disrupt, overload or probe our systems (responsible security research reported to security@HMOJo.co.uk is welcome);
  • misrepresent HMOJo output as certification, approval or legal advice.

15. Our intellectual property

We own HMOJo — the software, the brand, the design, the content and the compiled council data. You get a limited, non-exclusive, non-transferable, revocable licence to use it while your account is open, for your own property management. Nothing else transfers to you.

16. Availability, support and changes

We do not offer a service level agreement or guarantee any level of uptime. We aim to keep HMOJo available, and to schedule maintenance sensibly, but we do not promise it will be uninterrupted or error-free.

Support is by email on a reasonable-endeavours basis during UK business hours.

We may change or remove features. If a change materially reduces the service in a way that disadvantages you, we will give you at least 30 days' notice and you may cancel without penalty.

We may suspend your account immediately if we reasonably believe you are breaching section 14, creating a security risk, or exposing us to legal liability. We will tell you why and, where we can, give you a chance to fix it.

17. Our liability to you

17.1 What we never exclude. Nothing in these terms limits or excludes our liability for: death or personal injury caused by our negligence; fraud or fraudulent misrepresentation; any liability that cannot lawfully be limited; or, if you are a consumer, your rights under the Consumer Rights Act 2015 (including that a digital service must be of satisfactory quality, fit for purpose and as described).

17.2 If you are a consumer. We are responsible for loss you suffer that is a foreseeable result of our breaking this contract or failing to use reasonable care and skill. We are not responsible for loss that was not foreseeable. We are not liable for business losses — HMOJo is supplied for use in connection with property letting, and if you use it for the purposes of a trade or business, section 17.3 applies instead.

17.3 If you are a business. Subject to 17.1:

(a) We exclude all implied terms, warranties and conditions to the fullest extent permitted by law.

(b) We are not liable, whether in contract, tort (including negligence), breach of statutory duty or otherwise, for: loss of profit; loss of business or revenue; loss of anticipated savings; loss of goodwill; loss or corruption of data (beyond restoring from our most recent backup); or any indirect or consequential loss.

(c) We are specifically not liable for: any fine, civil penalty, financial penalty or prosecution costs imposed on you by any authority; any rent repayment order; any banning order or refusal, revocation or variation of a licence; any loss of rent; any claim brought against you by a tenant, applicant, guarantor or contractor; or any liability arising from your failure to comply with any legal obligation as a landlord. This is because compliance is your responsibility and HMOJo is a tracking tool, not a compliance guarantee.

(d) Our total liability arising out of or in connection with this contract in any 12-month period is limited to the greater of (i) £1,000 and (ii) the total fees you paid us in the 12 months before the claim arose.

17.4 We accept no liability for the acts or omissions of anyone you invite into your account.

18. Your responsibility to us

If you are a business, you will indemnify us against any claim, loss or cost we suffer arising from your content, your breach of section 11 or 14, or your failure to comply with data protection law in respect of data you put into HMOJo. This section does not apply to consumers.

19. Data protection

We each comply with applicable data protection law. Our roles, and our obligations to you where we process personal data on your behalf, are set out in the Data Processing Addendum, which forms part of these terms. How we handle your own personal data is set out in our Privacy notice.

20. Ending the contract

You may cancel at any time from account settings, effective at the end of your current billing month.

We may end this contract on 30 days' notice, or immediately if you materially breach these terms, become insolvent, or fail to pay after suspension.

When your account closes, your data is retained for 90 days and then permanently deleted. Export everything you need before you cancel — you can do this at any time from account settings. We are not obliged to retain or reproduce your data after that period, and we may not be able to.

Sections 7, 11, 15, 17, 18, 20 and 22 survive termination.

21. Changes to these terms

We may change these terms. For material changes we will give account holders at least 30 days' notice by email. If you do not accept the change, you may cancel before it takes effect. Continuing to use HMOJo after the change takes effect means you accept it.

22. General

Assignment. We may assign, transfer, novate or subcontract this contract and our rights under it — including to a new company formed to operate HMOJo, to a group company, or to a buyer of the business — provided your rights are not reduced. You may not assign or transfer without our written consent, which we will not unreasonably withhold.

Force majeure. Neither of us is liable for failure to perform caused by events beyond reasonable control, including failures of internet, hosting or third-party infrastructure providers.

Entire agreement. These terms, the DPA and the Privacy notice are the whole agreement between us and replace anything said or written beforehand. Neither of us relies on any statement not set out in them. This does not limit liability for fraudulent misrepresentation.

No third-party rights. Nobody other than you and us may enforce these terms under the Contracts (Rights of Third Parties) Act 1999.

Severability, waiver. If any provision is found unenforceable, the rest continues in force. Not enforcing a right does not waive it.

Notices. We will contact you at the email address on your account — keep it current. You should contact us at hello@HMOJo.co.uk.

23. Complaints and disputes

Please email hello@HMOJo.co.uk first — most things are fixable. We will acknowledge within 5 working days and aim to resolve within 30 days.

Governing law and jurisdiction. These terms are governed by the law of England and Wales, and the courts of England and Wales have exclusive jurisdiction. If you are a consumer resident in Scotland or Northern Ireland, you may bring proceedings in the courts of your home jurisdiction and the law of that jurisdiction may apply to you.