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Korford & Co Living

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Korford & Co Living

🏡 Korford Living & Co — 2 Architects, a Broker & a Builder. Dorset-based HMO investors creating stylish, professional homes.

Follow our journey as we design, finance & build smart property investments

07/08/2025

📣 LANDLORD REFORM: WHAT DOES IT MEAN FOR SHARED LIVING?

Big changes are on the way…

Here’s the lowdown for housemates and HMO tenants 👇
✅ No more fixed-term contracts – just monthly rolling tenancies
✅ Section 21 ‘no-fault’ evictions scrapped
✅ Better standards for housing quality
✅ Stronger rights for renters

At Korford Living, we already offer:
✨ Beautiful, well-maintained homes
✨ Fair contracts
✨ A responsive team who actually answers you

We’re not waiting to be told what “decent” looks like – we’re setting the standard 👏

Got questions about what this means for you? Drop us a message 📩

03/08/2025

🚨 COMING SOON – PROFESSIONAL HMO IN HECKFORD PARK, POOLE 🏡

Looking for high-spec, all-inclusive living with like-minded housemates?
Our stunning 6 Bed / 6 Ensuite property is nearly ready — and we’re now inviting professionals to register their interest!

✨ Modern interiors
🛏️ Private en-suites
📍 Prime location (walking distance to Poole Hospital & town centre)
💻 Superfast Wi-Fi & all bills included
🧺 Cleaner inc for communal areas

✅ Register early to choose optional room furniture – Need a desk? Prefer extra storage? We’ll do our best to make sure you’re looked after. Because when you live with us, comfort is a priority.

Ideal for working professionals who want more than just a room — this is next-level co-living 👌

📩 DM us to get on the early list.
Rooms launching soon & they won’t hang around!

29/07/2025

🏘️ HMO Commercial Mortgages – What You Really Need to Know

Thinking of scaling your HMO portfolio? Or converting a property into a 6-bed+ with en-suites? You might be stepping into commercial mortgage territory – and that’s where things get interesting. 🔍

Unlike standard BTL mortgages, commercial HMO lending looks at the income the property generates, not just bricks and mortar. That means your valuation could be based on the rent roll – opening doors to higher valuations, better leverage, and bigger potential. 💥

But here’s the thing…
Not all brokers understand how to structure these deals. And not all lenders will accept your setup.

That’s where we come in. At Canford Specialist Finance, we:

✅ Know which lenders will accept rooms with shared kitchens but en-suites
✅ Understand how to present your refurb or conversion for the strongest valuation
✅ Work with valuers who get the HMO model
✅ Have access to lenders that will consider multi-unit freeholds, licensed HMOs, and student lets
✅ Can help structure your deal whether you’re buying, refinancing, or exiting a bridge loan

After 20+ years in finance and countless HMO cases, we know what works – and what to avoid.

📞 Book a call
📩 Or slide into our DMs – we love a good HMO chat!

23/07/2025

Thinking of converting to an HMO? 🏠
Swipe through this guide before you touch a single wall.

From Article 4 restrictions to room size regulations, it’s easy to get caught out by planning rules when converting a property — especially if you’re scaling up to 6 or 7+ bedrooms. And no, planning and licensing aren’t the same thing!

At Korford & Co Living, we understand how the right planning decisions — combined with smart finance and build strategy — are the foundation of a successful HMO investment.

✨ We help investors:
✔ Navigate tricky planning zones
✔ Optimise layouts for compliance
✔ Connect with expert consultants
✔ Secure the right finance to match the plan

If you’re looking to scale your HMO portfolio without expensive delays or planning hiccups, we can help.

📩 DM us or reach out to start your HMO journey the right way.

16/07/2025

Same property. Two VERY different valuations.

Let’s say you’ve just finished a 6-bed 6 En-suite HMO conversion generating £60,000 a year in rent.

🔸 A standard lender gives it a brick-and-mortar valuation of around £400,000, based on what similar houses nearby have sold for.
🔸 But a lender using a commercial valuation sees the rental income and might value it at £600,000–£650,000.

That difference could be the key to pulling your deposit and refurb costs back out – and moving onto your next deal faster.

⸻

What actually boosts your HMO’s value?

✅ En-suites or private bathrooms
✅ Planning consent (C4/Sui Generis)
✅ HMO licence in place
✅ Fire safety compliance (FD30 doors, smoke detectors, etc.)
✅ Professional finishes + durable spec
✅ Strong rental demand and yield
✅ Full occupancy and ASTs in place

⸻

If you’re investing in HMOs, refinancing right is just as important as buying well.

Working with an experienced broker can make the difference between hitting a wall — or keeping your portfolio momentum going. There is lender criteria to qualify for a commercial valuation knowing this up front can save you from issues further down the line.

We know how to position your HMO with the right lenders so you can refinance smoothly and recycle your capital.

📲 DM us or book a call if you’re planning a conversion or refinance — Jenny will help you avoid the costly hurdles.

Canford Financial Services for your Mortgage and Bridge to HMO finance 🙌

11/07/2025

HMO update - Week 3 complete

Main roof complete ✅
First fix electrics 90% there
Partition Walls ✅
Drainage re ran ✅

Plumbers first fix starting Monday!

Great start, pleased with the progress

More to follow 🙌

06/07/2025

📣 BUILDING WEALTH THROUGH PROPERTY

Not a get-rich-quick scheme. A strategy.

At Korford, we believe in sustainable, measured, and long-term property investment.

💬 Everyone wants financial freedom—but few are willing to build the solid foundation it takes to get there.

🧱 That’s where property comes in.

Done right, bricks and mortar can do more than just provide a roof over your head.
It can generate income.
Create legacy.
Fund retirement.
And give you real control over your financial future.

We’re living proof.
Two architects, a builder, and a broker—working together to elevate properties into professional HMOs that produce long-term wealth.

🔑 Whether it’s buying undervalued homes, converting to co-living, or maximising rental income through smart layouts—this isn’t guesswork.
It’s a system.

Need help with plans? Speak to Nikki & James
Need help with the build
Need help with the finance

💡 Want to follow the journey? Or join the next one?

📩 Drop us a message or follow for behind-the-scenes updates, figures, and future projects.

05/07/2025

🔎 What is a HMO — and why do savvy investors love (and fear) them?

A House in Multiple Occupation (HMO) is a property rented out by at least 3 tenants who aren’t from one household, but share facilities like a kitchen or bathroom.

⚠️ Sounds simple? Not quite.

Here’s what savvy investors know:

✅ More tenants = more income than a single let
✅ Rental yield is usually higher
✅ You can often refinance on a commercial valuation (not bricks-and-mortar!)
✅ Great for young professionals, students or supported living

But there’s a flip side…
🚫 Licensing rules vary by council – and ignoring them can cost £££
🚫 Article 4 areas can block HMO conversions entirely
🚫 Fire regs, EPCs, space standards – all stricter than you’d think
🚫 Refurb costs can spiral fast – overspend here and you’ll eat up all your profit
🚫 If the layout isn’t done right, your valuation will suffer
🚫 Hands-off? Think again – HMOs need solid ongoing management

🎯 Bottom line:
Done right, HMOs are cashflow machines.
Done wrong, they’re money pits with red tape.

We help our clients:
🔹 Plan realistic refurb budgets
🔹 Avoid costly mistakes
🔹 Get the right valuation on exit
🔹 And scale their portfolio the savvy way.

⸻

📩 DM us today

🏷️

03/07/2025

📍 Wait… what do you mean I can’t turn this into a HMO?!

Welcome to the world of Article 4 — the hidden clause that’s tripped up many new investors.

✅ Normally, you can convert a single home (C3) into a small HMO (C4, up to 6 people) under permitted development rights.

❌ But in Article 4 areas, those rights are removed — and you’ll need full planning permission just to do that.

Which means…
– More delays
– More paperwork
– And a possible flat NO from the council 😬

So before you buy your “perfect” HMO project…
📍 CHECK the local Article 4 map
📍 PLAN your exit before your offer
📍 And ideally — work with a team who’s been there and done it 😉

At Korford & Co, we design, build, and invest in Article 4 and non-Article 4 areas — and we know how to make it work ✅

Got a project in mind but not sure if planning will allow it?

📩 DM us for a quick sense check
Or book a strategy call

02/07/2025

🏡 HOW IT STARTED VS HOW IT’S GOING

Swipe to see the before and after layout of our first Korford & Co Living HMO 💥

When we first got our hands on this tired 3-bed semi, the layout was dated, boxed in, and totally underutilised.

Enter our visionary architects Nikki & James — who saw not just rooms, but potential. Their goal?
👉 To design a stylish, high-functioning 6-bed all-ensuite HMO that didn’t just meet regs… but raised the bar for professional co-living in Poole.

From cramped dining rooms and small lounges…
🔁 to ensuite bedrooms, generous shared spaces, and a flow that actually works — this is a full redesign with intention.

🛠 Behind the design is the power of a full team:
👷‍♂️ Builder & Site manager (Gary) Canford Builders
📐 Architects (Nikki & James) Koru Architecture
📊 Finance & Marketing (Jenny) Canford Specialist Finance

Together, we’re creating homes that feel good to live in and stack up financially — proving you don’t need to compromise on finish or function.

⸻

📍 Follow to see the full transformation — and if you’ve got a project or site you think has hidden potential…

💬 Get in touch. We’d love to take a look.

01/07/2025

📣 Meet the Team Behind Korford & Co Living

Four people.
One vision.
Endless potential.

👷‍♂️👩‍🎨 Gary & Jenny Mitchison
🧱 Builder + Broker duo with combined 40+ years in build & finance. A power bank of industry contacts!

👨‍💼👩‍🎨 James & Nikki Green
📐 Architects with the creativity, planning know-how and technical edge to design homes people want to live in.

Together, we are Korford Living & Co — a Dorset-based investment team on a mission to deliver high-quality, professional-standard properties.

⸻

We were brought together by our first HMO project… and haven’t looked back since. 💬

Now, we’re building a portfolio of standout spaces that professionals are proud to call home.

🛠️ Already planning the next one.
🏘️ Always open to interesting opportunities.
💷 Looking to be a hands off investor?
📍 Based in Dorset and ready to grow.

👉 Got a property you think could be our next project?
DM us. We’d love to hear from you.

📸 Follow the journey. Watch the transformation. Join the ride.

Address

Poole

Telephone

+447983131148

Website

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