What is the definition of an HMO?

A house in multiple occupation (HMO) is a single dwelling that is occupied by 3 or more people, living in more than one household and who share one or more basic amenities, such as bathroom, toilet or kitchen. This includes bedsits, houses partly converted into self- contained flats, hostels, accommodation above shops and shared houses and flats.

Does your HMO need a licence?

If you have five or more occupants forming two or more households, your HMO will need to be licenced. An HMO housing seven or more tenants will automatically need planning permission also.

What is article 4 in relation to HMOs?

The free grant of rights to change a property class is called Permitted Development. This can be used to change a single dwelling – C3 class, into an HMO for up to six tenants – C4 Class.

Where there is an Article 4 direction, the local authority has the right to accept or deny the change of one property use class, ie a single dwelling C3 class into another use class, in the case of HMO’s C4 class.

This is a general tool used by the Local Authority to restrict permitted development rights within a specific area.

To find out more about whether your HMO is in an article 4 area, contact your local council or go onto the local Authority website.

Check minimum room sizes

These vary from council to council. En -suites don’t count towards the bedroom size either.

Beware of sloping ceilings in loft areas too as this floor space may be disregarded.

Be Compliant

Adequate fire precautions in accordance with LACORS, including fire doors, smoke detectors, door closers. Suitable locks and means of escape.

Adequate amenities for the number of tenants

Adequate space for the number of tenants

Proper management in place

Certification Required

Valid Gas safety Certificate

Valid EICR Certificate   

Valid EPC 

Electrical PAT Testing

Right to rent checks

Privacy Notice

How to rent checklist

Deposit protected by a government approved scheme.

Carbon monoxide alarms fitted in every room with a fuel burning source.

Landlord’s furniture must comply with fire regulation safety standards.

Ensure you have the right specialist HMO Insurance

Houses in multiple occupation are perceived to be higher risk properties and so traditional landlord insurance does not provide adequate cover.

Taking out HMO insurance gives you peace of mind and financial protection in the event of unforeseen circumstances like a fire or flood. It can also protect against liability claims and accidental or malicious damage.

To provide yourself with maximum protection, you should take out comprehensive HMO insurance that covers the following:

• Building insurance.
• Contents insurance (for the contents that you provide).
• Loss of rent (if the building is damaged).

Tenants are responsible for their own contents, insurance.

Given that there are so many different pieces of legislation to be aware of, our advice to landlords is always going to be to use a reputable letting agent. They are the experts who can offer advice and help you, not only to be compliant but also to demonstrate best practice. For tenants too, it is reassuring to know that every area of their new home is as safe as it can be.