About HMOs

Information about HMOs, standards and hazards.

What is a House in Multiple Occupation (HMO)?

A House in Multiple Occupation (HMO) is a building, or part of a building, that:

  • is occupied by individuals who do not form a single household, and
  • is occupied by those individuals as their only or main residence, and
  • rent is payable by at least one of the occupiers, and
  • two or more households share one or more basic amenities, such as a bathroom, kitchen or sitting room.

Purpose built blocks of self-contained flats are not HMOs, but houses or buildings that have been converted into a block of flats may be a HMO if:

  • the standard of conversion does not comply with the 1991 Building Regulations; and
  • less than two thirds of the flats are owner occupied.

For more information read our HMO Fact Sheet.

Standards

All HMOs must be free from Category 1 Hazards as assessed under the Housing Health and Safety Rating System (HHSRS).

There are additional requirements covering adequate fire precautions, means of escape in case of fire and appropriate standards of management and amenities.

Why are HMOs treated differently to other rented properties?

Fire safety is one of the risk categories which is included in the HHSRS assessment for all homes. This is because national statistics show that fire is a major cause of fatality and injury in residential premises. The risk of fire is assessed regardless of whether a property is in multiple occupation or occupied by a single family.

The greatest risks to occupiers are to be found in multi-occupied properties where there are three or more storeys. This may include houses that are converted into flats, hostels, managed or sheltered accommodation, purpose built multi-storey buildings and flats above shops. The risk rises with increased occupancy, multiple ignition sources (cookers, heaters, fires, smoking), vulnerable occupants, poor construction and lack of fire prevention measures.

Analysis of national fire statistics have concluded:

  • You are six times more likely to die in a fire if you live in any house in multiple occupation (HMO), compared with a single family house.
  • The risk increases to sixteen times more at risk of fatal injury if you live in an HMO which is three or more storeys high.