Houses in Multiple Occupation

Bromsgrove District Council’s Private Sector Housing Team monitors and maintains a House in Multiple Occupation (HMO) register, which identifies all the known HMO s within the District.  We inspect all registered HMOs within the District advising landlords how to reduce the hazards, implement fire installation works within their properties and ways in which to meet the Decent Home Standard.  We administer HMO Licenses which are required for HMOs that are three storeys or above, which houses five or more people of two or more households.  

What is a HMO?

A House in Multiple Occupation is a house that is occupied by persons who do not form a single household and where there is usually some sharing of facilities such as kitchen, bathroom or shared access.  Examples of HMOs include the following: -

• A house let as individual bedsits
• A group of rooms on each floor let to single occupants
• Hostels, some hotels and guesthouses
• Lodgings and shared houses
• Houses converted into self-contained flats

There are however, exemptions to these rules, the following HMOs will not have to register with the Local Authority, however rented accommodation is subject to inspection by the council, and therefore requires notification: -

• House or flat with only two people
• Resident landlord plus two separate tenants
• Houses converted entirely into self-contained flats with building regulations approval, where at least one third are owner occupied
• Houses subject to control orders
• Registered social landlords (such as housing associations)
• Houses registered under the Children Act 1989, Registered Homes Act 1984
• Educational establishments
• Health service accommodation
• Local council owned property

What is the Private Sector Housing Team's role?

Bromsgrove District Council is committed to ensuring that all occupiers of Houses in Multiple Occupation live in safe and healthy homes.  There are a number of reasons for the local authority to visit and inspect your HMO which are as follows:

• A routine inspection as part of a planned inspection program
• A routine revisit to check that standards have been maintained
• In response to a request to inspect the property
• As a result of a complaint

Legislation places a responsibility on Local Authorities to assess the Health and Safety of the property in accordance with the Housing Act 2004.  

The biggest concern in HMOs is fire safety as there are potentially a number of households within a property there is a greater risk of a fire starting.  Unlike in normal domestic properties fire can spread quickly, affecting other households and with the way HMOs are divided up this can also hinder escape from the property.  Details regarding the fire risk assessments and sleeping accommodation can be accessed from the Communities and Local Government website or alternatively the document ‘Fire Risk Assessment – Sleeping Accommodation’ (ISBN 978 1 85112 8174) can be bought for £12 direct from the Department of Communities and Local Government Office: -

When assessing the property an officer will inspect in accordance with the Housing Health and Safety Rating System.  The main emphasis of our enforcement role will be based upon advice, and education, to both occupants and owners in order to ensure that properties within the District are safe, warm and in decent condition.

Licensable Houses in Multiple Occupation?

The Housing Act 2004 introduced mandatory licensing for properties that fulfil the following criteria as they are generally accepted as properties that are high risk: -

• Three or more storeys
• Five or more occupants
• Two or more households

If you own or manage such a property you should contact us with a view to registering your details.  Failure to apply for a licence may constitute an offence which is punishable by a fine of up to £20,000.

For further information regarding HMOs or applying for a Mandatory HMO Licence and the processes involved please do not hesitate to contact us at privatesectorhousing@bromsgrove.gov.uk

Houses in Multiple Occupation in Bromsgrove should meet the standards set out in the Bromsgrove District Council House in Multiple Occupation Standards guide which is available to download below. As every property is different the required standards may differ slightly in each individual rental setup, please contact the Private Sector Housing Team for advice. Paper copies of this document are available, or if you require the document in other formats such as large print, Braille, audio CD or tape please also contact the Private Sector Housing team. A leaflet entitled ‘Thinking about developing a House in Multiple Occupation?’ is also available to download below, which highlights items to consider if you are planning on developing this type of rental accommodation. Confidential advice and guidance is always available from the Private Sector Housing Team please contact us on 01527-881 677.

Developing HMO Leaflet,

HMO Handbook,

Houses in Multiple Occupation Checklist,

Houses in Multiple Occupation Licence Application, 

Houses in Multiple Occupation Policy,