Homes in multiple occupancy (HMO)

Properties occupied by more than one household who share facilities are normally regarded as Houses in Multiple Occupation (HMO) as well as properties converted into flats.

At present we are unaware of any HMO properties with the District of Easington.  If you know any property you think might be an HMO within our district contact the Housing Renewal Team.

About this service

What is a HMO?

Under the changes in 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 bed-sits or other non-self-contained accommodation and which is let to 3 or more tenants who form 2 or more households and who share a kitchen, bathroom or toilet

• A converted house, which contains one or more flats, which are not wholly self-contained (i.e. the flat does not contain within it a kitchen, bathroom and toilet) and which, is occupied by  or more tenants who form 2 or more households and who share a kitchen, bathroom or toilet

• A building which is converted entirely into self-contained flats if the conversion did not meet the standards of the 1991 Buildings Regulations and more than one-third of the flats are let on short term tenancies

Licensing of some HMOs

Under the Housing Act 2004 there are three types of licensing:

1. Mandatory Licensing applies to all HMOs in England that:

   • Are three or more storeys high

   • Contain five or more people in more than one household (including students and professional sharers)

   • Share amenities such as bathrooms, toilets and cooking facilities

2. Additional Licensing

   • Applies to other types of HMO, e.g. 2 storey properties, or to a lesser number of occupants

3. Selective Licensing

   • Applies to ALL private rented properties, whether or not they are HMOs, in particular areas for particular reasons, such as low demand or anti-social behaviour

A House in Multiple Occupation is a house, which is occupied be people who do not form a single household. Examples include:

• a house let as individual bedsit rooms
• a group of rooms on each floor let to single occupants
• hostels, some hotels, guesthouses
• lodgings, and shared houses
• houses converted into self-contained flats      

The following HMOs will not have to apply:

• house or flat with only two persons
• 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 authority owned property      

What you must do

A HMO will have to meet our standards. These standards include:

• means of escape in case of fire and other fire precautions
• amenities such as kitchens, bathrooms toilets and wash hand basins
• overcrowding with regards to the number and size of rooms
• general fitness for occupation
• management standards
• gas safety
• furniture fire safety      

Some frequently asked questions

What do I do if I think I own a HMO property?

Contact the Housing Renewal Team and they will be able to advise you, and visit the property to ascertain if the property is an HMO and subject to a license.

As a landlord it is your responsibility to obtain a HMO license.  Failure to apply for a license is a criminal offence and can result in a fine of up to £20,000.