Houses in Multiple Occupation explained
“Any property occupied by persons who do not form a single household”
All properties let in multiple occupation must be correctly managed in accordance with ‘The Management of Houses in Multiple Occupation (England) Regulations 2006 SI 2006/372’ and coly with local authority conditions. Furthermore, from April 2006 it became mandatory to license larger, higher-risk houses in multiple occupation. The mandatory scheme applies to all rented properties with 3 or more storeys containing 5 persons or more, comprising of more than one household. The local council will inspect these HMO’s as part of the licensing application and if conditions are not up to standard, the landlord or owner will be legally required to make improvements.
Landlord responsibilities to maintain standards of all rented properties and HMO’S
If you rent to sharers i.e. not one family household you have legal responsibility to maintain certain set standards by the local authority regardless of how many stories ,how many occupiers or whether you require a license or planning permission. Many people find HMO regulation extremely confusing to interpret, Paul Simon HMO management team can assess your property and advise the best ways to maximize your income and regularise your HMO. Paul Simon manage many HMO properties the majority required relatively minor compliance works, in many cases the upgrade and improvements resulted in better quality accommodation and increased rental value.
What do the council want to see?
The number of occupiers, room sizes, number of kitchen and bathroom facilities Security, Gas, Electrical & Fire safety certificates and in all rental properties (Beware without correct certification property Insurance is void). Unlicensed HMO’S attract fines £20,000 (and Haringey Council have already imposed this).
How has HMO regulation changed the market?
Our HMOs offer good quality shared accommodation, with peace of mind for tenants, guarantors & parents that properties are regulated to a safe and secure standard and managed responsibly. We achieve premium rents for these properties with all year round occupancy levels.
Special licensing areas
On 17 December 2013 the council designated an additional licensing scheme in respect of houses in multiple occupation (HMOs) known as the London Borough of Haringey Additional Licensing of Houses in Multiple Occupation (Tottenham Area) Scheme 2011 ("the scheme").
The area affected covers the whole of parts of the following wards:
- Bruce Grove
- Northumberland Park
- Seven Sisters
- Tottenham Hale
- Tottenham Green
The scheme came into force on 1 May 2014 and unless revoked beforehand or extended will cease to have effect on 1 May 2019.Please see the links below if your property is located in Tottenham.
Tottenham special licencing area MAP - CLICK HERE
Designation of an Area for Additional Licensing of HMO - CLICK HERE
The Harringay Ward Additional HMO Licensing scheme ended on 30 September 2016.
Landlords are no longer required to license properties under this initiative, however any landlord with an Additional HMO Licence needs to ensure that all conditions of the Licence are met and maintained.
CLICK HERE for more information
Do I need planning permission to use my property as an HMO?
Since November 2013 properties rented to any mix of sharers(I.e Not one family/household) in the eastern wards of Haringey require planning permission for change of use (the eastern wards covering Wood Green, Tottenham, Seven sisters Bruce Grove Northumberland Park Tottenham Hale Bounds Green, Harringay). Please Click here for full details. Document /reports section view public notice illustrating the wards and confirming 30/11/2013 being the effective date planning permission is required for HMO’S. Note properties within Harringay special licensing area required Change of use from 2011.
What if my HMO was existing in November 2013 and prior to this date?
If a property was an existing HMO on 30thNovember 2013 and 2011 in Harringay special licensing area the property can be granted permitted development rights, and thus will not require planning permission. That does not exclude licensing, if 3 storey and 5 occupiers/households or more, or if located in a special licensing areas irrespective of how many stories or occupiers require planning permission or a license.
We can help...
Paul Simon are Accredited London Landlords, trained and qualified to manage tenancies and properties in accordance with London Rental Standards. We provide HMO guidance to Landlords and co-ordinate HMO applications and manage upgrade works for compliance.
Can I sell a tenanted house HMO with or without a license?
Yes we have a national portfolio purchaser for any type of HMO licensed or Unlicensed. Please call 0208 800 1155.