Looking after a HMO property.  Here are the basic standards that are expected of you when  keeping a HMO property in order and within the conditions that are required.

• If the property has gas, the property must be inspected by a qualified gas engineer and  have a gas certificate every 12 months.
• There should be electrical test and certificate at least every 5 years and all electrical’s checked by a competent engineer.
• All electrical appliances must be checked and PAT tested every 12 months
• There should be a fire alarm installed at minimum on each floor of the property. Often these are installed in bedrooms.  Also fire boarded cupboards that house appliances.
• The Fire alarms should be serviced every 12 months and checked regular by management. At least once a week.
• The emergency lights should be serviced every 12 months and checked regular by management.
• Legionnaire tests every 12 months on all showers, tanks, hot water systems

Room Sizes

• The floor area of any room used as sleeping accommodation must be no less than 6.51 square meters. (one person)
• The floor area of any room used as sleeping accommodation must be no less than 10.22 square meters (two person)
• Any room less than 4.64- cannot be sleeping accommodation

Most licenced HMO properties are single occupancy and don’t allow couples of multiple tenants for fire safety regulation.  One room counts for 1 person allowed.

Waste

• The management is responsible for making sure adequate waste containers are available and all tenants are aware of waste management.
• They should be educated in what bin requires which waste and when the waste bins are to be presented.
• Information available to all tenants.
• All tenants are educated and sign up to a waste management policy

Property Management

• The property must be inspected every 6 months.  In the case of non contact or missed rent then management must act on visiting at earliest opportunity to ensure the property has not been abandoned.
• Ensure any complaint about pests, the action is taken and work carried out as soon as reasonably possible.
• Emergency work and property security must take place in 24 hrs.
• Repairs and work to the house must be carried out by a competent , reputable person and completed to reasonable standard.
• Management must ensure they have the funds available to be able to act on emergencies within a period of 24 hours.  Sufficient funds are available to finance emergency repair.

Emergency Repairs

• Any Leaking water, waste pipes, cistern, boiler leading to dampness or flooding
• Fire detection warning system
• Failure of electrics, gas or water supplies resulting from defects
• Window , door security to the property
• Failure of the heating
• Blockage of drains, soil pipes or sewage
• Damage to roof coverings, rainwater goods leading to severe rainwater penetration

Fire safety

• Ensure all fire fighting equipment alarms are maintained and in good working order. Services and certificates for these every 12 months .
• Fire extinguishers must not be supplied, unless regular training to an live in onsite manager is given.  The local authority want you to educate the tenants to escape the fire and not put themselves at risk of fighting the fire.
• Fire blankets still must be supplied to kitchens

Exteriors

• The exterior of the house is maintained in a reasonable decorative order and in good repair
• All outbuildings and yards gardens are tidy and maintained
• No refuse to be kept in front or rear gardens / yards

Tenancy Management Information

• Tenants must be aware of who to contact on repairs and timescales for response / works.
• Instructions and manuals should be available at the property for tenants
• copies of all certificates, gas, electric, epc available for tenants

Tenants quiet enjoyment

Tenants are entitled to quiet enjoyment of the property and should be given 24 hours notice for a visit, unless in emergencies.  Notice should explain the reason for the visit.

References

• All tenants must be checked and vetted. Referenced and IDs and right to rent details.

Deposits

• On taking deposits, they must be registered in the required Schemes and details given to the tenants.
• Prescribed information given to tenants to tell them where the deposits are held and terms and conditions for applying for the deposit back.

Anti social behaviour

• All reasonable , practical steps for preventing and dealing with anti social behavior are dealt with effectively.  All occupants must read and sign up to the anti social behavior policy and management must follow the anti social policy on first incident of ASB.
• During the reference stages.  Management must ensure that the incoming tenant has no history of ASB.
• Copies of all warnings must be available to the council on request.  All correspondence must be in writing at all times.
• If there are any incidents of ASB that are criminal / Management have the right to inform the relevant authorities.
• When invited to any conferences or meetings arranged by the police or council.  Management must attend.
• Management must have the policy in written terms and signed along side the
• tenancy agreement.

Management must ensure the Local Council is informed in writing within 14 days of the following changes

• Change of ownership / management
• Change in Licence holder- management or contact details
• Any proposed change in construction/ layout or amenity
• Anything that will affect the licence conditions

Fit and proper

The management for the HMO must be a fit and proper persons.

This means that at any time during the licence period any changes must be reported to the local authority ASAP

• Unspent convictions, convictions for drugs, fraud, dishonesty, violence, sex offences 2003
• Management has practiced unlawful discrimination on grounds of sex, colour, race, ethnic or origin or disability discrimation
• Contravention of public, environmental health, tenant law which led to criminal proceedings resulting in a judgement or finding being made against them.
• Any information, when a property the licenced holder or manager owns or manages has been subject to a control measure Under section 379 Housing Act 1985.
• Any information when a property the manager is responsible for has had a licence revoked or refused due to part 2, 3 of the ACT.  Or the manager had breached their conditions
• Information that the manager licence holder owns or have managed a property subject to interim or final management order under the housing ACT 2004.

General

The local authority can make a visit to the property to check for compliance with the condition of the licence.  The licence holder must ensure all requests for access are met.

The management must ensure the house is managed and Let to all the conditions accepted in the licence.

The licence and conditions clearly displayed in the communal area for all tenants

Managers name and contact details are displayed in the communal areas

The manager must have someone to contact during holidays / absence

The management must ensure the house is compliant with the local council standards.