House in Multiple Occupation (HMOs)

Houses in Multiple Occupation are often amongst the worst private-sector rented properties in terms of management and condition and have an increased risk of fire. The Council has therefore adopted a strategy to improve living conditions within HMOs in a systematic and programmed way. The Council has adopted standards that all categories of HMOs must reach.

The properties are inspected in detail, risk assessed,  and remedial schedules issued if necessary. If properties are not improved in reasonable time, enforcement action is taken under the Housing Acts, in accordance with the enforcement concordat.

Licensing of Houses in Multiple Occupation

New rules came into force on 6^th April 2006 affecting landlords of properties which are let as Houses in Multiple Occupation.

The Housing Act 2004 requires licensing of  HMO s with 5 or more occupiers who make up 2 or more households (self contained flats are exempt)

Mandatory licensing applies to HMO s with 3 or more storeys and 5 or more occupants who share amenities.

Additional licensing applies to other HMO s with 5 or more occupants who share amenities.  Additional licensing lasts until April 2009.

Public Notice - (pdf download) - size 71.5kb

For further general information for landlords and managing agents:

Landlords' & Managing Agents Information Sheet - (pdf download) - size 40.4kb -

How much will a licence cost and how long will it last?

The fee table below gives details. Prices vary according to the size of the property and type of licence required.

HMO Licence Fees - (pdf download) - size 45kb 

 

Existing Registered HMOs

My property is already registered, what happens about licensing?

Full details about the transitional arrangements have yet to be published by Central Government however it is expected that HMOs currently registered and which need licensing will be "passported" into the new Licensing Scheme without any extra cost. At the end of the current Registration period, it will be necessary for the property to be licensed.

Additional licensing provisions are also being implemented for houses in multiple occupation with 5 or more occupants, but residing in accommodation less than three storeys.

Please find an application form and notes below.

HMO Licence Application Form - (pdf download) - size 184.1kb - 

HMO Licence Notes - (pdf download) - size 161.5kb - 

HMO Application Explanatory Chart and Plan Examples (pdf download) - size 417.3kb   

In the event that details of the licence need to be changed, please use form here: Application to vary a licence for an HMO -(pdf download) - size184.1kb

 

Failure to register for a licence is a criminal offence & can result in a fine of up to £20,000.

Once you have applied, a Housing Officer or a Fire Officer will assess the property to identify if there are any areas where works are required. The Council will then advise you what remedial action is required, and we will discuss with you appropriate timescales for the works.

For local advice contact Bob Cooper or Vicky Lipscombe on 402163 for advice on the new regulations. Alternatively email the Housing team at housing@chester.gov.uk

Please note that all Houses in Multiple Occupation, regardless of size and number of occupants, and therefore whether or not they need a licence will need to have Fire precaution works. The self assessment checklist here gives details.

Self Assessment Check List (pdf download) - size 30.1kb

 

Safety Inspection - Homes in Multiple Occupation

The Council has a proactive inspection programme of HMOs. If conditions in the properties inspected are not up to standard, the landlord or owner is required to improve them.

If you feel a property requires a safety inspection, please contact the Housing section, or use the form below.

It is the the responsibility of the Council to ensure that the following are maintained in repair, clean condition and good order (including, where appropriate, proper working order):

• Water Supply, Drainage & General  Services
• Living Accommodation 
• Parts and Installations in common use 
• Lighting, Windows and Ventilation
• Means of Escape from Fire
• Outbuildings in Common Use

Housing conditions are now assessed using the new Housing Health & Safety Rating System, which looks at the property in an holistic way:  some 29 hazards will be assessed. These hazards are grouped into four categories:

• Physiological requirements
• Psychological requirements
• Protection against Infection
• Protection against Accidents

Contact details are as follows: Graham Peattie, Senior Housing Officer, r City Council, The Forum, Chester, CH1 2HS, Tel: 01244 402308, e-mail: housing@chester.gov.uk

 

Fair Rents Inspection - Homes in Multiple Occupation

Fair Rents are a form of rent control applicable for most private sector rented accommodation without a residential landlord and which was let before 15 January 1989. Rent Officers working for the Rent Service (which is a government office) are responsible for setting Fair Rents.

If you would like advice on your rent level, contact the Rent Service (external link). 

A body called the Rent Assessment Service which is also a government appointed service can also be involved in deciding appeals against Rent Officer decisions.

The Rent Act 1977 provide the rules for setting Fair Rents and the Rent Acts (Maximum Fair Rent) Order 1999 limits the amount of rent that can be charged by linking increases to the Retail Prices Index.

 Inspections are carried out by this Authority into homes in multiple occupation and look for disrepair, inadequate facilities and means of escape, dangerous or defective lifts, general mis-management and overcrowding. The assessment may be used in addition to the determination by the Fair Rents Inspection.

 

Downloads

• HMO safety inspection request form 70.0kb