Houses In Multiple Occupation

The Housing Act 2004 introduces a new definition of House in Multiple Occupation (HMO) and a new national HMO Licensing scheme.

What is an HMO?

HMO stands for House in Multiple Occupation. The definition is now split into a number of areas.

Simplified definition of HMO

An HMO is a building or part of building (flat) which is

a) Occupied by more than one household.

AND

b) At least one of the households shares or lacks access to a basic amenity ("basic amenities" means a toilet; personal washing facilities; or cooking facilities)

AND

c) Occupation by the households is as their main residence

AND

d) It is the sole residential use of the accommodation.

This includes bedsits, houses partly converted into self-contained flats, hostels, accommodation above shops and shared houses and flats.

In addition where the building is fully converted into self-contained flats if the conversion work does not comply with the building standard of the 1991 Building Regulations and less than 2/3rds of the flats are occupied by long leaseholders, this type of building is still an HMO.

What is a household?

A household is now defined as occupiers of the same family and includes spouses, co-habitees, same sex couples and any blood relative.

To help you to determine if your house is an HMO, use the Department for Communities and local Government website for more information.

How can I tell if I own an HMO?

If you are still unsure, for a specifc answer as to whether your house is an HMO you should contact the Council's Environmental Protection and Private Sector Housing Team.

What type of standards will I need to meet?

If a property is a HMO then in addition to the general standards for residential premises, it must also achieve requirements for fire precautions and means of escape in case of fire. The extra requirements relating to HMO's aim to protect the health and safety of occupants and to prevent serious discomfort. They ensure the building is reasonably suitable for occupation by the number of residents.

HMO’s should possess:

• Satisfactory facilities for the storage, preparation and cooking of food including an adequate number of sinks with a satisfactory supply of hot and cold water.
• Adequate numbers of suitably located toilets for the exclusive use of the occupants.

• Adequate numbers of suitably located baths or showers and wash hand basins each of which is provided with a satisfactory supply of hot and cold water.
• Adequate means of escape in case of fire and other fire precautions.

For further information the Council's guide to Amenity Standards for Mandatory HMO Licensing and other HMO's can be downloaded from the list of documents on the right.

In addition to the above the Regulatory Reform (Fire Safety) Order 2005 replaces previous fire safety legislation and requires that the 'responsible person' perform a risk assessment for the common areas of all HMO's.  Further information can be obtained from the Department for Communities and Local Government website and Dorset Fire and Rescue.

Mandatory HMO Licensing

The Housing Act 2004 introduces Mandatory Licensing for certain types of HMO and this mandatory licensing applies nationally.  Properties that must be licensed are all HMO’s consisting of 3 or more floors, (including basements, attics and floors used for commercial use) with at least 5 occupiers who share a bathroom(s) or kitchen(s).

The Department of Communities and Local Government have produced two guides to help landlords, managers and tenants in the implementation of HMO Licensing.  Access these guides on the right hand side of this page. 

Who must apply for a licence?

Anyone who owns or manages an HMO that must be licensed has to apply to the Council for a licence.  Download an application form from the list of documents on the right.  The licence will specify the maximum number of people who may live in the HMO and contain conditions to ensure the health, safety and welfare of the occupants.

The licence can last for up to 5 years.  If you think you own or manage an HMO that requires a licence then please contact the Environmental Protection and Private Sector Housing Team for more details and to make an application.   Click here for more information on HMO Licensing.

We aim to make progress towards meeting the current HMO standards through assistance, advice and encouragement to landlords. Enforcement powers will only be used as a last resort.

Mandatory HMO Licensing (3 part application form)

HMO Amenity Standards

HMO Licensing Guide For Tenants

HMO Licensing Guide For Landlords