Houses in Multiple Occupation

The definition of a House in Multiple Occupation (HMO) is 'houses or flats which have been divided into separate units of accommodation and are occupied by persons who do not form a single household'. So this includes shared housing where the residents are not living as a family.

In these types of dwellings rates of death by fire is far greater, up to six times greater for bedsits, than in family or singularly occupied dwellings. The risk of fire deaths dramatically increases the more storeys a building consists of. We generally regard all properties of three storeys and above as higher risk.

It is also essential to ensure there are adequate facilities in such properties, for example a sufficient number of toilets, showers etc and reasonable space standards so they are not overcrowded.

If we receive notification of a HMO through a tenant complaint or housing survey we are duty bound to ensure that the property meets the current standards. We also carry out surveys to actively identify HMO properties and have a yearly inspection programme for such properties.

If you think you may own a HMO that does not meet the current standards we can provide advice on upgrading works. We may also be able to provide some grant assistance.

The Local Authority will always try to resolve problems informally but do have powers to enforce safety legislation if required. This could include prohibiting all or some part of the property if significant hazards are identified.

Officers will provide a response within 5 working days unless deemed urgent due to apparent imminent risk when a response within 1 day will be provided.

Certain categories of HMO that are 3 storeys or more with 5 or more occupants require a licence.

Full details are contained in the Houses in Multiple Occupation Policy  (144K)

Detailed below is some basic guidance on fire, amenities and space requirements

 

Fire Safety in Houses in Multiple Occupation

The following information provides a basic guide to fire safety standards and the standards apply to all properties that are multi occupied.

View Fire Safety Leaflet  (127K)

 

The minimum standard for properties up to two storeys:

(Usually comprised of more than two households or more than four occupants)

• Hardwired interlinked mains powered smoke detectors to common areas and in some cases bedrooms
• Walls, ceilings and partitions 30 minutes fire resisting construction
• Protected escape route from bedrooms
• Fire doors with self closers
• General purpose 13A rated fire extinguisher in hall way, dry powder extinguisher and fire blanket in the kitchen
  

The minimum standard for properties three storeys and above:

• Automatic fire and smoke detection system including call points to protect kitchens, living and common areas
• Walls, ceilings and partitions to have a minimum 30 minute fire resisting construction
• High risk areas 60 minute fire resisting construction
• Protected escape routes for bedrooms and self contained flats
• Fire doors with self closers to all bedrooms and escape route
• Emergency lighting
• Multiple escape routes and maximum travel distances may apply
• General purpose 13A rated fire extinguishers on each floor and dry powder extinguisher and fire blanket in each kitchen
• Fire safety notices and signs
  

The basic safety measures:

General

• Keep all escape routes free from obstruction
• Undertake annual gas safety checks by a competent person
• Discourage the use of portable gas or liquid heaters
• Ensure there is no unsafe wiring
• If you provide furniture ensure it is fire resistant
• Provide and maintain a sensible internal layout
• Regularly inspect the property for disrepair
  

Fire Extinguishers

• Install approved fire fighting equipment
• Ensure regular maintenance of all fire fighting equipment
• Monthly visual checks for condition and correct positioning
• Annual check by a competent engineer, with inspection labelling
  

Fire Alarms, Detectors & Drills

• Install approved fire detection equipment
• Managers should make available at the property a fire safety inspection log book, it should contain details of the frequency of testing and be signed and dated after each inspection.
• A record of the test should be kept and maintained within the property
• Tenants should be notified of each test so as to avoid a risk of false alarm
  

Emergency Lighting

• Install approved emergency lighting
• Undertake monthly visual checks
• Undertake six monthly tests of the battery system
• Undertake a three yearly test of the system by a competent engineer
  

Notices & Signs

• Install emergency exit signs
• Affix 'emergency contact' details in a prominent position
  

Amenity Standards in Houses in Multiple Occupation:

It is important to note that there are separate specific overcrowding standards that are due to be updated by the Government. However the minimum size for a bedroom to be let to an adult is 6.5 m2 (70 sq. feet) but in all cases rooms must be safe and fit for their purpose.

No two persons of the opposite sex, aged 11 or more, shall share a bedroom unless they are both adults who are married or co-habiting.

There must be at least one shower or bath and toilet and wash hand basin per 5 occupants, i.e. if a property has more than 5 residents, two sets of facilities will be required.

 

Further Information

View Guide for Landlords and Tenants  (117K)

Make an application to licence a house in multiple occupation.
Apply to make a change to a licence for a house in multiple occupation.

For further information and advice on Houses in Multiple Occupation you can contact the Private Sector Housing Team in the following ways:

Telephone : 01562 732928
Fax : 01562 732556
Email : Worcestershire Hub