Houses in multiple occupation (HMO)

Licensing for Houses in Multiple Occupation (HMO).

Standards for HMOs

Most of the standards for HMOs are set by the government and are minimum requirements. Other standards are given as a guide to what we believe is reasonable for the health and safety of the people living there.

The standards require that:

  • adequate fire precautions and means of escape in case of fire are provided
  • adequate amenities (kitchen and bathrooms) are provided
  • adequate space is available to tenants and that there is no overcrowding
  • proper management of the HMO is in place

These are the standards applicable to bedsit type HMOs:

Other standards exist, but we will advise you of the standard to meet for your specific HMO property when you make an application and we have seen the floor plan/layout.

All HMOs must also comply with the requirements of the following legislation:

Fire safety

The fire safety requirements for a property being let out/used as a HMO are greater than in a property being rented to a single family or to two individuals as statistically fires are more likely to start in HMO properties and the harms greater due to a number of factors:

  • multiple ignition sources are likely to be found in HMOs from individual occupiers having duplicate appliances to each unit of accommodation in a property
  • there is likely to be high loading of electrical circuits within a HMO
  • tenants have little control over other occupiers attitudes, awareness, knowledge or 'risky' behaviour with regards to fire safety
  • there is often no 'responsible' person who will assist others in the event of a fire and check that all communal areas are secured and appliances switched off at night
  • many individuals will be using the same means of escape

Fire is one of the 29 hazards looked at under the HHSRS and is risk assessed on a property by property basis, taking into account:

  • storey height of the property including basements and any commercial premises below or above the accommodation
  • number of occupiers in the property
  • means of escape routes, including any secondary escape routes
  • location of cooking facilities
  • use of the property (e.g. shared house, bedsits, accommodation for vulnerable tenants etc.)

For these reasons a prescriptive list of fire safety requirements can't be provided, but the list below gives an idea of some of the fire safety requirements that you may be asked to provide within the property if you decide you want to operate a HMO:

  • a mains wired, interlinked fire alarm system provided throughout the property
  • a minimum of 30 minutes fire resistant to be provided through the means of escape at the property
  • locks on all exit doors from the property to be able to be operated without the use of a key
  • fire blanket provided in the kitchen
  • means of escape route to be kept clear

For further guidance:

Responsibilities of HMO owners, landlords and managers

The council is responsible for inspecting and monitoring the standard of houses in multiple occupation (HMOs).  Under the above regulations the owner, landlord or manager of the HMO is responsible for making sure that the property is in good condition and well maintained. This includes:

  • water supply and drainage to and from the house
  • electricity or gas supply to the house
  • common areas of the house (such as halls, stairways, entrances and passageways)
  • lighting
  • windows
  • fire escapes and fire precaution equipment
  • living accommodation (the areas occupied by residents)
  • outbuildings in common use

The landlord or manager of the HMO should also ensure that:

  • refuse and litter are not allowed to accumulate in the house, except when pending disposal, and shall provide and maintain suitable refuse and litter bins, except where they are provided by the local authority. The landlord/manager is also responsible for the disposal of any refuse if the local authority fails to do so
  • reasonable precautions are taken to ensure the general safety of the residents of the house with regard to the structural conditions of the house and to prevent access to any areas that are unsafe, including window sills that are at or near floor level
  • the name, address and telephone number of the managing agent or landlord of the house is displayed in the house
  • the local housing authority is provided with particulars requested by written notice with regard to the number of individuals living in the property, and the purpose of each room in the property

If you live in a shared house and you believe that your landlord is not correctly maintaining the property you live in, contact the HMO team for advice or information.