What Qualifies as an HMO?
A property is an HMO if it is occupied by three or more people forming two or more separate households, and they share basic amenities (kitchen, bathroom, or toilet). This includes shared houses, shared flats, bedsits, and some converted buildings. The specific rules depend on how many people live there and whether mandatory or additional licensing applies.
Mandatory HMO Licensing
Mandatory licensing applies to HMOs occupied by five or more people forming two or more households, where they share basic amenities. This applies across England. Landlords must apply to their local council for a licence for each qualifying property. Operating an unlicensed mandatory HMO can result in a fine of up to £30,000 or an unlimited magistrates' court fine.
Additional and Selective Licensing
Many local councils in Staffordshire and Cheshire also operate additional licensing schemes covering smaller HMOs, or selective licensing covering all privately rented properties in certain areas. Always check with your local authority — Stoke-on-Trent City Council, Cheshire East Council, and others publish their current licensing designations online.
HMO Room Size Standards
Since October 2018, England has had national minimum room size standards for HMOs. Single adults must have at least 6.51 sq m of sleeping space; two adults sharing a room need at least 10.22 sq m; children under 10 need at least 4.64 sq m. Rooms below these sizes must not be used as sleeping accommodation. Axient Housing ensures all managed properties meet these standards.
Fire Safety Requirements
HMOs must comply with strict fire safety regulations. This includes interlinked fire detection and alarm systems, fire doors to all habitable rooms and kitchens, emergency lighting in common areas, fire escape routes kept clear, and an up-to-date fire risk assessment. The exact requirements depend on the size and layout of the property.
Management Regulations
The HMO Management Regulations 2006 set out detailed duties for HMO managers covering maintenance of common areas, provision of information to occupiers, management of drainage and water supply, maintenance of gas and electrical supply, and repair of the structure and exterior. Working with a professional manager like Axient Housing ensures full compliance.