Housing In Multiple Occupation
What is a House in Multiple Occupation (HMO)?
HMO’s are defined in Part 7 of the Housing Act 2004. They are
buildings, part of buildings or flats that:
- A building in which more than one household shares a basic
amenity e.g. a bathroom, toilet or cooking facilities
(standards test)
- A flat in which more than one household shares a basic amenity
(all of which are in the flat) e.g. bathroom, toilet or cooking
facilities (self-contained flats test)
- A building which has been converted and does not entirely
consist of self contained flats (converted building
test)
- A building which is comprised of converted self-contained flats
and the standards of the conversion does not meet, at the minimum,
the standards required by the 1991 Building Regulations, and less
than two thirds of the flats are owner occupied (Section
257 HMO).
Exemptions include:
- Properties under the management or control of a local housing
authority a registered social landlord or certain other public
bodies
- Properties regulated under other enactments such as children’s
homes, care homes and bail hostels
- Students studying a full time course of further education and
higher education at a specified education establishment which
manage the building and the specified education establishment is
subject to an approved Code of Practice
- Properties occupied for the purpose of a religious community
whose main occupation is prayer, contemplation, education or the
relief of suffering. The exemption does not apply to section 257
HMO’s (see above).
- Properties occupied by a resident landlord, family and not more
than 2 unrelated persons
- Properties occupied by only two persons each of who form a
separate household.
What is a Household?
- Families, related individuals, couples (including co-inhabiting
and same sex couples), or a single person.
- Other relationships such as fostering and carers
- Domestic staff who do not pay rent but lives in the same
property as the employer.
- Must be main residence
Fire Safety With in HMO’s
- HMO’s have a higher risk of fire than single family dwellings
due to increased occupancy, multiple ignition sources, vulnerable
occupants, poor construction and lack of fire prevention
measures.
- Fire safety is included in the Housing Health and Safety Rating
System (HHSRS) and is inspected by the Council.
- Basics precautions:
- remove
polystyrene ceiling tiles
- discourage use of
portable gas or liquid heaters
- Ensure that the
electrical wiring is safe
- Ensure that gas
appliances are tested annually by a Gas Safe Engineer
- Ensure regular
maintenance of all fire apparatus, fire alarms and emergency
lighting in line with the current
British Standards
- Provide a
sensible internal layout
- Fire resistant
surface finishes
- Property
regularly inspected for disrepair
- Keep escape
routes free from obstruction
Hereford and Worcester Fire Authority also inspect HMO’s
communal areas under the Regulatory Reform (Fire Safety) Order 2005
for certain high risk blocks of self contained flats or flats that
are above commercial premises with no separate access for fire
safety issues.
Fire safety is assessed on a case by case basis as each property
is different. Therefore it is difficult to give general advice. If
you require specific advice for your property please contact the
Private Sector Housing Team.
Examples of fire safety for general layouts can be found
below:
Homestamp
Booklet
LACORS Fire
Safety Book
HMO’s can be inspected using:
If you are a tenant please in the first instance let your
landlord know that there is a problem, in order to give him/her the
chance to put it right. You should make a note of the date and
details of the complaint. If you do not get a satisfactory
response, you can contact the Private Sector Housing Team:-
Ismene Broad
Property Standards Enforcement Officer
Tel: 01386 565341
Fax: 01386 561092
E-mail: privatesectorhousing@wychavon.gov.uk
