🏠 HMO Property Safety Checklist for Landlords

🔥 Fire Safety

• Smoke alarms on every floor (interlinked and tested monthly)
• Heat detectors in kitchens
• Fire doors fitted (FD30-rated) with self-closing mechanisms
• Fire-resistant doors to escape routes
• Clear and unobstructed escape routes
• Fire blankets in each kitchen
• Fire extinguishers (serviced annually)
• Emergency lighting (tested regularly and serviced annually)
• Fire alarm system tested weekly and serviced every 6 months
• Fire safety logbook maintained and up to date

⚡ Electrical Safety

• Electrical Installation Condition Report (EICR) valid (renewed every 5 years)
• Portable Appliance Testing (PAT) for all provided appliances (annual)
• No overloaded sockets or extension leads
• Consumer unit (fuse box) in good condition and labelled

🔥 Gas Safety

• Valid Gas Safety Certificate (CP12) — renewed annually
• Carbon monoxide alarms in every room with a solid fuel or gas appliance
• CO alarms tested regularly

💧 Water & Legionella Safety

• Legionella risk assessment completed
• Hot and cold water systems flushed and checked
• Water temperatures monitored (hot ≥50°C, cold ≤20°C)
• Shower heads cleaned/descaled regularly

🌡️ Heating & Ventilation

• Heating system serviced annually
• Adequate ventilation in bathrooms and kitchens
• Windows open properly and have restrictors (if required)

🧯 General Building Safety

• Property structure sound and free from damp/mould
• Banisters, handrails, and stairs secure
• Adequate lighting in communal areas and hallways
• Doors and windows secure and lockable
• Floor coverings safe and free from trip hazards

🧹 Cleanliness & Waste

• Adequate refuse and recycling bins provided
• Clean and hygienic communal areas
• Regular cleaning schedule in place

🪪 Licensing & Documentation

• Correct HMO licence obtained and displayed (if applicable)
• Tenancy agreements up to date and compliant
• Right to Rent checks completed for all tenants
• Deposit protection details issued within 30 days
• “How to Rent” guide provided to all tenants
• Energy Performance Certificate (EPC) rated E or above
• HMO floor plan and fire escape plan displayed

🧰 Routine Checks & Maintenance

• Monthly property inspection schedule
• Record of maintenance and repairs
• Emergency contact information displayed
• Annual property risk assessment completed

These conditions apply to properties with 3 or more sharers, sharing basic amenities, regardless of licencing

HMO Room Size Criteria

1. Minimum Room Sizes

The HMO regulations specify minimum floor areas for rooms used as sleeping accommodation:

⚠️ These sizes are for rooms used as sleeping accommodation. Living rooms, kitchens, and bathrooms have separate standards (e.g., adequate space for cooking, eating, and hygiene).

2. General Requirements for HMO Properties

• Rooms must be fit for habitation, meaning:
  • Adequate ventilation and natural light.
  • Safe electrical and heating systems.
  • No overcrowding beyond the specified room sizes.
• HMO managers/landlords must comply with the overcrowding standards in the Housing Act 2004 (Section 323).

3. Overcrowding Rules

• Overcrowding occurs if the number of occupants exceeds what the room floor area and number of beds safely allows.
• The local council can inspect HMOs and enforce improvements or licensing conditions if rooms are too small.

4. Licensing Implications

• HMOs with 3+ storeys and 5+ occupants, or any HMO with 5+ occupants sharing amenities, must be licensed.
• Failure to meet room size and safety standards can result in:
  • Penalty notices
  • Fines up to £30,000
  • Prosecution in serious cases

5. Key Takeaways for Landlords

• Always measure rooms intended for sleeping to ensure they meet minimum floor area requirements.
• Check occupancy levels regularly to avoid overcrowding.
• Maintain safety and habitability standards alongside room size compliance.

HMO Living Space & Amenities Criteria

1. Kitchens

• Must be adequate for the number of occupants.
• Minimum requirements per HMO Regulations:
  • Cooking facilities (hob, oven, grill)
  • Sink with draining board
  • Work surfaces for food preparation
  • Storage for utensils and food
  • Refrigeration (fridge/freezer or combined)
• The number of cooking facilities should scale with occupants:

2. Bathrooms & Toilets

• Adequate toilet and washing facilities must be provided.
• Guidance (per HMO Management Regs):
  • 1 toilet per 5 persons
  • 1 bath or shower per 5 persons
  • Washbasin in each bathroom
  • Facilities must be safe, clean, and accessible
• Separate facilities for males/females not strictly required unless requested by local authority.

3. Living/Communal Areas

• Shared living rooms or communal space recommended for HMOs with multiple tenants.
• Minimum floor area per person for communal space (guidance, not statutory):
  • 1–5 occupants: at least 7–10 m²
  • 6–10 occupants: 10–15 m²
• Must allow seating, dining, and social space.
• Natural light, ventilation, and heating are required.

4. Safety & Facilities

• Heating: Adequate and safe for all rooms, including bedrooms.
• Ventilation: All rooms, including bathrooms and kitchens, must have windows or mechanical ventilation.
• Electrical & gas safety: Systems inspected and certified (Electrical every 5 years; Gas annually).
• Waste disposal: Adequate bins for all tenants, collection facilities accessible.

5. Storage

• Kitchen: Cupboards for utensils, crockery, and food storage.
• Bedrooms: Space for personal belongings (wardrobe/wardrobe space).
• Communal: Shared storage if needed (coats, shoes, cleaning equipment).

6. Maintenance & Hygiene

• Landlords must keep facilities in good repair.
• Regular cleaning routines encouraged for shared spaces.
• Defective facilities must be repaired promptly.

✅ Key Takeaways

• The facilities must scale with the number of tenants.
• Safety, hygiene, and adequate space are non-negotiable.
• Councils can inspect HMOs and issue improvement notices if standards are not met.