Mention the term “Houses In Multiple Occupation” and most people will think of “grotty” bedsits and dilapidated flats.  However, there is more to this term than initially meets the eye.

A house in multiple occupation, usually referred to as an HMO or HIMO, can include any building which was not purpose built to provide accommodation in the form of flats, maisonettes or bedsits.  Any building which has been subdivided from its original form is classed as an HMO and will eventually come under the scrutiny of the local authority. HMO Regulations are administered by the Environmental Health or Housing Department of the Local Authority.   

Since the Housing Act 2004 came into force, larger HMOs, generally 3 storey of taller, are subject to mandatory licensing by the Local Authority. Smaller HMOs are still subject to controls and Housing Officers will undertake checks on individual areas, properties or landlords, or they may be alerted by tenants’ complaints, or local residents concerned about a property.  They have the power to enforce minimum standards as regards issues such as fire safety, ventilation, daylighting, room sizes and general health, safety and welfare issues.  They can issue Enforcement Notices requiring the landlord to carry out works, or they can classify a building or parts of a building as being unfit for habitation and prohibit occupation. 

Gas and Electrical safety are of particular importance in any letting accommodation.  Landlords are legally responsible for the maintenance and certification of these installations in their premises. 

In addition to Planning Restrictions, Building Regulations will also apply to the conversion of a building into flats or bedsits and will control issues such as the structural integrity of the conversion, fire safety, damp-proofing, sound and thermal insulation, toilet and washing facilities, new staircases, ventilation and, safety glazing and the safety of gas and electrical installations. It is not unusual to find the requirements of the Building Regulations conflicting with those of Housing Legislation.   

It can be difficult to satisfy many of the Building Regulations and HMO requirements and the Listing of a building as being of architectural or historic interest creates additional problems.  Professional advice from Chartered Building Surveyors familiar with the procedures, processes and technicalities, can be a great advantage. 

Whether you are contemplating subdividing a building, or are the landlord or tenant of such a building, taking the appropriate advice will ensure the safety of your tenants and the cost-effectiveness of your capital investment.