Houses in Multiple Occupation (HMO's for short), means a building, or part of a building, such as a flat, that:
- is occupied by more than one household and where more than one household shares - or lacks - an amenity, such as a bathroom, toilet or cooking facilities
- is occupied by more than one household and which is a converted building - but not entirely self-contained flats (whether or not some amenities are shared or lacking)
- Is converted self-contained flats, but does not meet as a minimum standard the requirements of the 1991 Building Regulation and at least one third of the flats are occupied under short tenancies.
The building is occupied by more than one household:
- as their only or main residence
- as a refuge for people escaping domestic violence
- by students during term time
- For other purposes prescribed by the government.
A household is:
- families (including single people, couples and same sex couples)
- other relationships, such as fostering, carers and domestic staff.
The 2004 Housing Act introduced the requirement that larger, higher-risk HMOs, be licenced. This is because these types of property often have poorer physical and management standards than other privately rented properties. The people who live in HMOs are amongst the most vulnerable and disadvantaged members of society. As HMOs are the only housing option for many people, the government recognises that it is vital that they are properly regulated.
Licensing is intended to make sure that:
- landlords of HMOs are fit and proper people, or employ managers who are
- each HMO is suitable for occupation by the number of people allowed under the licence
- the standard of management of the HMO is adequate
- high risk HMOs can be identified and targeted for improvement.
Where landlords refuse to meet these criteria the council can intervene and manage the property so that:
- Vulnerable tenants can be protected
- HMOs are not overcrowded
- Councils can identify and support landlords, especially with regeneration and tackling antisocial behaviour.
Not all HMO's need to be licenced however.Only the following types of HMO must be licenced:
- three or more storeys high
- have five or more people in more than one household, and
- share amenities such as bathrooms, toilets and cooking facilities.
The Housing Act also allows Local Authorities to require additional or selective properties to be licenced, though at the current time North Kesteven District Council has not adopted such a scheme.
Please note that licensing only applies to HMOs where rents or other considerations are payable.
All HMOs are inspected by the District Council to assess whether they meet the required standards.
The Council will work with landlords, giving advice and information on any improvements required. Where necessary we will serve legal notices to secure improvements to HMOs in accordance with the Council's Private Sector Housing Enforcement Policy. If notices are not complied with, we may prosecute and carry out works in default to ensure the health and safety of HMO residents.
For further advice or information regarding HMOs please contact Housing and Property Services on (01529) 414155.
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