Houses in multiple occupation (HMO)

This could include student accommodation or a shared house or lodging arrangement. It can also include more established properties including bedsits, properties with shared bathrooms and kitchens, etc.

This type of accommodation is classed a ‘higher risk’ that an average family home due to the types of living arrangements. Larger HMOs require a licence to control issues such as fire risk, anti-social behaviour and overcrowding.

All HMOs with five or more people living in two or more households, regardless of the number of storeys in the property, need to be licensed. This includes any flat which contains five or more people living in two or more households where the flat has not been purpose-built to multiple occupant standards and flats above or below commercial premises.

All licensable HMOs have a national minimum room size for each bedroom

If you are thinking about converting your premises to an HMO, whether large or small, you first need to consult our Planning and Building Control Team who will advise whether you will also need to change the use of the property.

Health and safety inspections

It is the responsibility of the manager of the HMO to ensure that the following are maintained in good repair, clean condition and good order (including, where appropriate, proper working order):

• Water supply, drainage and general services.
• Parts and installations in common use.
• Living accommodation.
• Lighting, windows and ventilation.
• Means of escape from fire.
• Outbuildings in common use.

It is the duty of each resident to:

• Allow the manager access, at reasonable times, to any occupied room, that he may carry out his duties.
• Provide the manager on request with any relevant information.
• Comply with arrangements made by the agent in respect of fire precautions or litter storage or disposal.
• Take care not to hinder in any way the agent in the performance of his duties.
• Take reasonable care to avoid damaging anything which the agent is under obligation to keep in good repair.

Council responsibilities

The council has specific powers to use when dealing with HMOs to ensure they are kept in good repair, that there is no overcrowding, that sufficient amenities are provided and that the property is properly managed.

HMOs will need to have the electrical installation and electrical appliances tested by a suitably registered electrician every five years. Gas installations and appliances should be checked and certified by a registered Gas Safe engineer annually. Gas and Electrical Safety Certificates must be made available to the Council, on request, within seven days.

Larger HMOs will require a licence to operate which is issued from our Private Sector Housing Team. Generally speaking, this will apply to any HMO of three or more storeys that is occupied by five or more people in two or more households.

Owner/manager responsibilities

The owner of an HMO is responsible for ensuring that the premises satisfies all the fire, safety and amenity standards applicable to HMOs and that the premises is fit for human habitation.

In summary, these standards are:

• All rooms comply with minimum space standards.
• Adequate fixed heating to each habitable room.
• Adequate means of escape from fire and other fire precautions.
• Provision of NICEIC or ECA issues Electrical Safety Certificate.
• Compliance with Furniture and Foam Furnishing Regulations.
• Adequate numbers of, and suitably located, electrical socket outlets.
• Adequate natural lighting and ventilation to each habitable in accordance with the fitness standard.
• Provision of suitable and sufficient baths (or showers) and toilets.
• Adequate and suitably located refuse storage bins.
• The manager of the property must be a "fit and proper person" (i.e. no record of convictions for benefit fraud, illegal eviction, harassment or certain sex offences).

All HMOs (licensable or otherwise) should also be registered with the local council.