Homes in multiple occupancy - register

Multiple Occupancy Homes

The Council is responsible for checking Houses in Multiple Occupation (HMOs) to make sure they are in a satisfactory condition, are safe, have satisfactory means of escape from fire, have sufficient bathrooms and kitchens, have adequate space and proper management.

What is a HMO?

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

• Shared houses, occupied by more than two individuals
• A house let as individual bedsitting 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

Single household

A single household is a group of people who are members of the same family, either living together as a couple or close relatives. This is a new definition which was introduced in 2005.

Exemptions

Some or all of the legislation relating to HMO's will not apply to:

• 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 are the Standards?

A HMO will have to meet the Council's standards. These standards include:

• means of escape in case of fire and other fire precautions (See Homestamp)
• 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

 

Homestamp is a partnership consortium with an interest in private sector housing comprising of Local Authorities, the Private Rented Sector, West Midlands Police and West Midlands Fire Service. Homestamp has produced a document for owners, managers, letting agents and contractors which will help them provide their tenants with safe and high quality accommodation and reduce the need for intervention from the Council.

             

In July 2008, the Government through LACORS introduced national fire safety standards. The guidance offers practical advice on fire risk assessment and contains case studies with suggested fire safety solutions. Please Click here to view the New National Guidance on Fire Safety from LACORS.

On 6 April 2006 mandatory HMO licensing came into force across England. Landlords with 3 storey HMO's with 5 or more residents will need to do apply for a licence from the Council. If you would like more information on HMO licensing, please contact the council on 01785 619402.

The Regulatory Reform (Fire Safety) Order 2005.

The Government is committed to regulating in a way that is more suited to the needs of modern business. The Regulatory Reform (Fire Safety) Order 2005 comes in to force in early October 2006 and it replaces most fire safety legislation with one simple order. It means that any person who has some level of control in premises must take reasonable steps to reduce the risk from fire and make sure people can safely escape if there is a fire. The order applies to virtually all premises and includes the shared areas of houses in multiple occupation (HMO's). 

The RRO will:

• Emphasise preventing fires and reducing risk
• Make it your responsibility to ensure the safety of everyone who uses your premises and in the immediate vicinity
• Do away with the need for fire certificates

A set of guidance notes have been developed by the Government's Department for Communities and Local Governemnt to explain what you have to do to comply with fire safety law, help you to carry out a fire risk assessment and identify the general fire precautions you need to have in place.

The guides are designed so that a responsible person, with limited formal training or experience, should be able to carry out a fire risk assessment. If you read the guide and decide you are unable to apply the guidance then you should seek expert advice.

More complex premises will probably need to be assessed by a person who has comprehensive training or experience in fire risk assessment. However these guides will be appropriate for more complex, multi-occupied buildings to address fire safety issues in individual occupancies.

Housing Laws will also still apply and the guidance provided within the 'homestamp' booklet, 'A Guide to Fire Protection in Multi-Occupied Residential Properties' should be read inconjunction with the following guides which can be downloaded from the Department for Communities and Local Governemnt's website.

Fire Safety Officers from Staffordshire Fire & Rescue Service will want to inspect the shared areas of HMO's and will ask to see a landlord's fire risk assessment.

Click on the following links;

Sleeping Accommodation - full guide (PDF 2257 Kb) 

To make an online request for information please click here