If you’re a landlord or considering investing in rental property, you’ve likely come across the term House in Multiple Occupation, or HMO.
HMOs are increasingly common in towns and cities across the UK, providing affordable housing options for students, professionals, and people seeking shared accommodation.
But HMOs come with stricter responsibilities for landlords, especially when it comes to safety and compliance.
This guide will explain what an HMO is, when licensing applies, and the key legislation landlords need to comply with—particularly around electrical and fire safety.
Defining a House in Multiple Occupation
A House in Multiple Occupation (HMO) is a property occupied by at least three tenants forming more than one household, where tenants share basic amenities such as kitchens, bathrooms, or toilets.
Examples of HMOs include:
- Student houses shared by three or more individuals.
- Flatshares where unrelated tenants live together.
- Bedsits or properties split into separate rooms with shared facilities.
- Hostels or larger properties with multiple lodgers.
A large HMO (which requires mandatory licensing) is defined as:
- Five or more tenants,
- Forming more than one household,
- Sharing facilities such as kitchens and bathrooms.
Why HMOs Are Heavily Regulated
Because HMOs house multiple unrelated people, the risks of overcrowding, poor maintenance, and fire safety incidents are much higher compared to single-family homes. To address these risks, the government and local authorities impose strict regulations on landlords.
Key safety issues in HMOs include:
- Fire safety – multiple tenants, cooking areas, and electrical equipment increase fire risks.
- Electrical safety – higher usage of appliances means more strain on circuits and greater potential hazards.
- Overcrowding – each tenant must have adequate space and facilities.
Failing to comply with regulations can result in hefty fines, rent repayment orders, license revocation, or even criminal prosecution.
Key Legislation Affecting HMOs
Running an HMO means navigating several pieces of legislation. Here are the most important ones:
1. Housing Act 2004
This act introduced the HMO licensing system. Under it:
- Mandatory licensing applies to large HMOs (5+ tenants).
- Local councils can introduce additional licensing for smaller HMOs.
- Landlords must ensure the property meets minimum safety and amenity standards.
2. Management of Houses in Multiple Occupation (England) Regulations 2006
This sets out day-to-day responsibilities for landlords, including:
- Keeping communal areas clean, safe, and in good repair.
- Ensuring firefighting equipment and alarms are maintained.
- Making sure tenants have safe access to gas, electricity, and water.
3. The Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007
Covers more complex buildings converted into flats or bedsits.
4. The Regulatory Reform (Fire Safety) Order 2005
Landlords must conduct a fire risk assessment for their HMO and put in place appropriate fire precautions. This includes:
- Suitable fire alarm and detection systems (e.g., Grade A with LD1 coverage for larger HMOs).
- Fire doors and protected escape routes.
- Emergency lighting in multi-storey properties.
- Fire extinguishers and signage where appropriate.
Fire services and local councils regularly enforce these requirements.
5. Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020
Electrical installations in HMOs must be:
- Inspected and tested by a qualified person at least every five years.
- Accompanied by an Electrical Installation Condition Report (EICR) provided to tenants and the local authority on request.
- Kept in safe working condition, with remedial works carried out promptly.
In addition, landlords should carry out regular PAT testing (Portable Appliance Testing) on electrical appliances provided in the property.
6. Gas Safety (Installation and Use) Regulations 1998
If gas is present in the property, landlords must:
- Arrange an annual Gas Safety Check by a Gas Safe engineer.
- Provide tenants with a copy of the Gas Safety Certificate.
Fire and Electrical Safety in Practice
Every HMO is different—what’s required for a small two-storey student house won’t be the same as for a large converted property with multiple floors. The level of fire protection, type of alarm system, and electrical precautions needed will depend on factors such as the building’s size, layout, and number of occupants.
That’s why it’s essential for landlords to:
- Carry out (or commission) a fire risk assessment to identify the specific precautions their property needs.
- Follow professional advice on the type of fire alarm system, emergency lighting, and escape provisions appropriate for their building.
- Arrange regular electrical inspections (at least every five years, as required by law) and take remedial action when recommended.
- Check appliances provided in the property are safe and maintained.
Rather than applying a blanket approach, landlords should ensure their safety measures are tailored to their property and tenant profile, guided by current legislation and best practice.
Licensing Requirements
To operate legally, many HMOs require a license from the local authority. Licensing ensures landlords:
- Meet minimum room size standards.
- Provide sufficient bathroom and kitchen facilities.
- Maintain gas, electrical, and fire safety standards.
Operating an unlicensed HMO when one is required can lead to unlimited fines, rent repayment orders, or banning orders.
Final Thoughts
A House in Multiple Occupation is more than just a shared house—it is a legally defined property type subject to stricter rules to protect tenants. For landlords, understanding HMO legislation and meeting safety requirements is essential to staying compliant and avoiding penalties.
At ESI: Electrical Safety Inspections, we work with landlords to carry out fire risk assessments, electrical inspections, and compliance checks for HMOs. Whether you manage a small shared house or a large multi-storey property, our expertise ensures your tenants are safe and your property meets all legal obligations.
👉 Contact ESI: today to book your HMO safety inspection and stay fully compliant.
