The Housing Standards Team offers advice and guidance on
the standards acceptable in privately rented properties including
Houses in Multiple Occupation (HMOs). We can assist with issues
including disrepair, fire safety, management of properties, gas and
electrical safety and overcrowding. We provide inspection services
and enforcement of the regulations.
What is a House in Multiple Occupation?
Definition
Under the
Housing Act 2004, if you let a property which is one of the
following types it is a House in Multiple Occupation:
An entire house or flat which is let to 3 or more tenants
who form 2 or more households and who share a kitchen,
bathroom or toilet.
A house which has been converted entirely into bedsits or other
non-self-contained accommodation and which is let to 3 or more
tenants who form two or more households and who share kitchen,
bathroom or toilet facilities.
A converted house which contains one or more flats which are not
wholly self contained (ie the flat does not contain within it
a kitchen, bathroom and toilet) and which is occupied by 3 or
more tenants who form two or more households.
A building which is converted entirely into self-contained
flats and the conversion does not meet the standards of the
1991 Building Regulations and more than one-third of the flats are
let on short-term tenancies
In order to be an HMO the property must be used as the tenants’
only or main residence and it should be used solely or mainly to
house tenants. Properties let to students and migrant workers
will be treated as their only or main residence and the same will
apply to properties which are used as domestic refuges.
Please note that the Council Tax legislation
concerning the definition of HMO's is different to the Housing Act
2004 definition. For any queries concerning Council Tax
liability and HMO's please contact Revenues and Benefits on 01225
477777.
Houses in
Multiple Occupation in Bath and North East Somerset
Houses in Multiple Occupation (HMOs) provide essential
accommodation for many households in the Bath and North East
Somerset district. A high proportion of these properties have
little or no adequate fire precautions.
The risk of being killed or injured by a fire has been estimated
ten times more likely in a HMO than in a house occupied by a single
household. It is a high priority for the Council to improve this
situation.
The Housing Standards Team is actively engaged in identifying
and improving HMOs in the area. We will arrange inspections of
these properties and work in partnership with landlords to make any
improvements necessary to meet the current standards.
The team is committed to improving fire safety in privately
rented housing within the district.
Licensing of Houses in Multiple Occupation
Licensing for Houses in Multiple Occupation (HMOs) has been
introduced to improve and maintain the standards and conditions
found in HMOs. Mandatory licensing applies to some of the
highest risk properties, which house some of the most vulnerable
people.
HMOs which require a licence will be properties of three or more
storeys and that are occupied by 5 or more people living as two or
more households. Further information about licensing can be
found on the mandatory licensing page and on the following
websites http://www.privatehousinginformation.co.uk/
Communities and Local Government website
Standards for houses in Multiple Occupation
There is a
Guide to Standards available with detailed
information. The following is given as a summary of the
information but you are advised to read the guide or contact the
housing standards team for further information.
The property must meet the general standards applicable to all
properties, this is known as the "Housing Health and Safety Rating
System". This is a risk assessment based system identifying
hazards in properties, for example cold or falls. If there
are serious hazards, known as Category One hazards, the
Council has a duty to take action. HMOs should be free from
Category One hazards. Further information is available in the
Guide to Standards and also on the housing
conditions web page.
There are extra requirements for fire precautions and means of
escape for all HMOs. The occupants must have a safe means of
escape from the building in the event of a fire. The exact
requirements will depend on whether the HMO is a shared house, in
bedsits or in flats and also on the number of floors in the
building. For all properties a fire detection system will be
necessary and structural works may also be needed. Further
information is available in
Guide to Standards and also on the fire safety page.
There also needs to be adequate kitchen provision and adequate
bathroom and toilet facilities for the numbers of occupants.
Further information is available in
Guide to Standards.
The manager has duties under the Management
Regulations relating to the maintenance and management of the
building. Further information is available in
Guide to Standards.
Management
There is also a duty under the Housing (Management of Houses in
Multiple Occupation) Regulations 2006 on the landlord or
person in control of the HMO to ensure the maintenance, good order
and repair of the following:
- Water supply and drainage in the house.
- Gas and electricity supply
- Shared areas of the house and installations.
- Living accommodation.
- Windows and ventilation.
- Means of escape from fire and other fire precautions.
- Shared outbuildings and yards.
The manager must also:
- Make suitable arrangements for disposal of refuse from the
house;
- Take reasonable precautions for the general safety of the
residents;
- Display a notice in the house indicating their name, address
and phone number;
- Give the local authority information about who lives in the
house if requested.
Please contact the
Housing Standards Team for further information regarding the
management of HMOs.
Enforcement Policy
The Housing Services enforcement policy provides information on
how housing legislation is enforced by the Council and the
standards of service that you can expect from us. For further
please refer to the
Enforcement Policy.
To read our Housing Services Customer Service Standards
please see
Customer Service Standards.
Link to Landlord Manual
Contacting us at
Housing Standards
Team,
Bath and North
East Somerset Council,
Adult Social
Services and Housing,
PO Box 3343
Bath BA1 2ZH
Tel: 01225
396269
Fax: 01225
477839
E-mail:
housing@bathnes.gov.uk
Further Information
We produce a number of leaflets and guidance relating to housing
standards for tenants and landlords.
