Legislation contained in the 2004 Housing Act means that it is a legal requirement for certain Houses in Multiple Occupation to apply for a licence from the local authority in order to continue to operate legally.

Whilst not all types of HMO need a licence to operate, they must comply with minimum standards required by the legislation for means of escape in case of fire and amenities.

Before issuing a licence or ensuring a property is complaint with legislation the local authority have to look at certain factors, one of them being the amenities at the property, to ensure that the house is suitable for occupation by the number of occupiers.

The Housing Health and Safety Rating System (HHSRS)

The new Housing Act legislation significantly increases the amenities standards for houses in multiple occupation with the overall aim to improve standards generally in this type of accommodation.

It is therefore most likely that current amenity standards in existing HMOs will not meet this new higher standard, and landlords will need to address these issues to ensure their properties comply with current standards.

See detailed information on other page

The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) Regulations 2006 prescribe the standard amenities required in HMOs and these are detailed as follows:-

Prescribed Standards for deciding the suitability of an HMO by a particular maximum number of households or persons.

HEATING

Each unit of living accommodation in an HMO must be equipped with adequate means of space heating.

i.e. a system that can be controlled by the occupants, that has been safely and properly installed and maintained, and can heat the whole dwelling.  The tenants must be able to regulate the temperature.

Example:  A gas fired / oil fired central heating system with individual radiators throughout the property with a thermostat centrally located (or on individual radiators) that the occupiers can adjust themselves, or electric storage heaters with individual thermostatic controls.

WASHING FACILITIES AND SANITARY CONVENIENCES

Unless the individual unit of accommodation i.e. bedroom, bedsit, self-contained flat, etc. contains bathing and toilet facilities for the exclusive use of that individual household*, then washing and toilet facilities must be provided in the following ratios:-

NB ‘Bathroom’ -  means a room with bath or shower

‘Full bathroom’ -  means a room containing a bath or shower, W.C. and wash hand basin.

Minimum Standards

1 – 4 persons	1 full bathroom: containing bath or shower, wash hand basin and W.C.
5 persons	1 bathroom:  containing bath or shower AND       1 separate WC: th wash hand basin (or a second bathroom which contains a W.C.)
6 – 10 persons	2 bathrooms: each containing bath/showerANDAt least 2 W.C.s: one of which must be separate, and contain a wash hand basin the second may be contained within one of  the bathrooms and wash hand basin

All baths, showers and W.C.s must have taps providing an adequate supply of cold and constant hot water;

All bathrooms must be suitably and adequately heated and ventilated;
e.g.  central heating radiator, ventilation in the form of openable window of adequate size and/or mechanical ventilation, having an overrun device.

All bathrooms and toilets must be of adequate size and layout to be safe to use.  (HHSRS requirement).

All baths, toilets, wash hand basins and showers must be ‘fit for the purpose’.
 i.e. in good repair and safe to use, and capable of being easily cleaned.

all showers, baths and wash hand basins to have suitable splashbacks.

All bathrooms and toilets in an HMO must be suitably located within the HMO.

NB

*A Household -   is persons who are members of the same family, i.e. married couples, relatives, co-habiting partners.

All facilities listed in the above table must be capable of being shared. (i.e. a shower in a bedroom will not count as a second shower for all occupants).

Total No. of occupiers	Options Available
4	1 ‘full’ Bathroom	-	-		-	-	-	-
5	1 bath/shower room AND 1 Separate W.C. with wash hand basin	OR	A ‘full’ bathroom (i.e. with W.C. & wash hand basin) AND 1 shower /bathroom		OR	2 ‘full’ bathrooms containing bath/shower W.C. with wash hand basin	-	-
6 – 10	1 Bathroom containing bath/shower AND 1 full bathroom containing bath/shower, W.C. and wash hand basin AND 1 separate W.C. with wash hand basin	OR	2 ‘full’ bathrooms each with bath/shower, wash hand basin and W.C. AND 1 shower/ bathroom		OR	2 ‘full’ bathrooms each with bath/shower, wash hand basin and W.C. AND 1 separate W.C. with wash hand basin/bathroom	2 shower bathrooms AND 2 separate W.C. s with wash hand basin.	3 full bathrooms each containing bath/shower, W.C. and wash hand basin.

NB.  -                 Full bathroom  -  bath/shower, W.C. and wash hand basin

Bathroom  -  Room containing bath or shower

All separate W.C.s  -  to have a wash hand basin

KITCHEN FACILITIES – SHARED ACCOMMODATION

Unless the unit of accommodation, i.e. bedroom, bedsit self contain flat, etc., contains facilities for cooking of food, then kitchen facilities must be provided, as follows:

KITCHEN SIZE/LAYOUT

There must be a kitchen of suitable size and layout, and having such facilities so as to enable those sharing it to store, prepare and cook food.

Generally, the size of kitchens is to be as follows:
kitchens used by 1 – 5 persons        :           minimum 7m²
kitchens used by 6 – 10 persons        :           minimum 10.5m²

EQUIPMENT

The kitchen must have the following equipment, which must be fit for the purpose and supplied in sufficient quantity for the number of those sharing the    facilities:

• Sink units (with draining board)
  used by:       1 – 5    persons          ~          1 sink unit
  used by:       6 – 10 persons          ~          2 sink units (or double bowl sink with drainer)

NB. Each sink unit must be provided with an adequate supply of cold and constant hot water, and have an impervious splashback.

• Cooker (Full Size)
  i.e. 4 ring hob plus oven
  used by:       1 – 5 persons            ~          1 full size cooker
  used by:       6                                    ~          2 full size cookers or a 6 ring hob and single oven plus a microwave (of minimum size 1 cu ft 800 watts)

used by:        7 – 10 persons          ~          2 full size cookers

• Fridges
  used by:       1 – 5 persons            ~          1(x 0.13 m³) / 3.5 cu feet
  used by:       6 – 10 persons          ~          2(x 0.13 m³) / 3.5 cu feet

• Freezers

To be provided in addition to fridges in the same ratio and size (i.e.0.13m³ / 3.5 cu feet), if no freezer compartment within the fridge. i.e. ice boxes will not be counted as freezer compartment.

• Storage Cupboards(for food & utensils)
  1 x 500mm standard base/wall unit per occupier.
  NB. Cupboards below sink units will not be counted as food/utensil cupboard.
• Worksurfaces (for food preparation)
  Minimum size 1m x 0.6m – to have an impervious splashback of 0.45m height.
  NB. A worksurface of at least 500mm must be sited adjacent to each cooker.
• Electrical Sockets
  It is recommended that a minimum of 3 double power sockets are provided in each kitchen adjacent to work surfaces, in addition to the cooker socket.
• Refuse disposal facilities
  Provide suitable receptacle in kitchen for kitchen waste.
• Extractor fans
  To be fitted where appropriate and always necessary if kitchen has no natural ventilation.
• Fire Blankets & Fire Doors
  To be fitted as prescribed in ‘Means of Escape and Other Fire Precautions’ Standard, or as specified in schedules of work attached to Licence or Statutory Notice.

BEDROOM SIZES

Single Room – minimum of 6.5m², where a living room is provided OR  10m² where no living room.

Double Room – minimum size of 10m², with or without living room.

KITCHEN FACILITIES – SINGLE HOUSEHOLDS  (self contained accommodation ie Bedsit type accommodation)

A)           Kitchen Facilities
Where kitchen facilities are for the exclusive use of an individual household.  i.e. in a self contained flat, or individual bedsit, the following must be provided as a minimum:

-           A Cooker of adequate size to include 2 to 4 ring hob with oven or a microwave of minimum size (0.7 cu feet / 700 watts).
-           A Sink Unit (with drainer) with adequate supply of cold and constant supply of hot water.
-           A Work top for food preparation, of minimum size 1m x 0.6m
NB. A worksurface of at least 500mm must be sited adjacent to each cooker.
-           A Refrigerator of minimum size 0.13m³ (3.5 cu feet).
-           A Cupboard for food and utensil storage, of minimum size 500mm standard base or wall unit.
-           Sufficient Electrical Sockets.  It is recommended that at least 2 double sockets are provided in addition to the cooker socket.

B)           Bathroom Facilities
Where bathroom facilities are for the exclusive use of an individual household, i.e. in self contained flats or bedsits, the following must be provided as a minimum:

-           A toilet
-           A bath or shower with adequate supply of cold and constant hot water.
-           A wash hand basin
These must be provided in an enclosed and adequately laid out and ventilated room, either
-           within the living accommodation, or
-           within reasonable proximity to the living accommodation.

Minimum room size for bedsits = 13m²

FIRE PRECAUTION FACILITIES

To be provided as prescribed in ‘Means of Escape and Other Fire Precautions’ Standard document or as specified in Schedules of Work attached to the Licence or contained within a Statutory Notice.