Go to navigation

Houses in Multiple Occupation (HMOs)

Shared housing planning to end

The government has announced it will be looking to end shared housing planning regulations in favour of a more targeted approach. This is now under consultation. The consultation is designed to ensure that new rules work effectively for local people without placing an unnecessary burden on landlords and local planning authorities. For further information please visit the National Landlords Association website.

Definition

A dwelling is considered to be in multiple occupation if it contains occupants who do not form a single household, share one or more facilities and is the occupants' main place of residence. The definition includes houses containing bedsits, hostels, shared houses and flats. The exact definition is described by standard tests detailed in Section 254 of the Housing Act 2004.

Guidance

To provide guidance for owners and residents of HMOs, Medway Council has produced the document, Houses in Multiple Occupation (HMO) Policy (pdf 210KB) along with the Diversity Impact Assessment screening form (pdf 80KB).

To use this pdf and others on this page, you will need Adobe Acrobat Reader. If you do not have it on your computer, please use our advice page.

Regulations

All HMOs are subject to regulations to ensure that they are properly managed. These regulations impose duties on the manager of a HMO so that certain facilities are provided, inspected and maintained, the physical structure of the property is kept in good order and residents are provided with contact details for the manager.

The Management of Houses in Multiple Occupation (England) Regulations 2006  cover all HMOs which do not comprise self-contained units. A person managing an HMO is responsible for carrying out duties imposed by these regulations.

The Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007  cover some buildings that have been converted into self-contained flats. A person managing this type of HMO is responsible for carrying out duties imposed by these regulations.

Download the Public Register of Licensed HMO Properties (pdf 19KB).

HMO licensing

Under the Housing Act 2004, the government has introduced a mandatory licensing scheme for some HMOs.

At present, HMO licensing only applies to buildings that are three or more storeys (levels) high and occupied by five or more people. The definition of a storey includes basements and loft conversions.

Landlords must submit a separate licence application for each property rented out. While the council has to charge a fee for processing licence applications, discounts are offered to multiple applications.

The fee for processing HMO license applications is £927. The licence will last for five years.

All licensed HMOs will be inspected to identify disrepair, fire safety, amenity or other safety concerns. Landlords will be required to bring their property up to standard within a fixed period.

Download the Private Sector Housing Strategy for HMO licensing evidence briefing notes (pdf 641KB).

Fees 2012/13

  • Licensing of Houses in Multiple Occupation - £927
  • Second or Subsequent Application - £824
  • Change of Licence Holder - you must submit a new application.
  • Change of manager - £96.40
  • Licence variation - £117.80
  • Licence renewal fee- with no significant changes - £348.10
  • Licence renewal fee- with significant changes - £589.20
  • 2nd Reminder letter for a HMO licence - £35
  • Unlicensed HMO fine - £150

Amenity Standards

All HMOs must contain a sufficient number of bathrooms, toilets and kitchens for the number of people living in them. The council uses the same HMO amenity standards as other councils in west Kent. You can download the Guidance to HMO Amenity Standards (pdf 141KB).

Find out about Medway Council's Standards For Licensable Houses in Multiple Occupation.

Fire safety in HMOs

All HMOs must be provided with adequate means of escape in case of fire. HMO owners and residents can download Medway Council's Fire Safety Guidance for HMOs (pdf 169KB).

This guide is based on national guidance issued by Lacors: Lacors: Housing Fire Safety Guide (pdf 1,999KB).

Application evaluation process

Licences will be granted if the:

  • house is or can be made suitable for multiple occupation;
  • applicant is a fit and proper person and the most appropriate person to hold the licence;
  • proposed manager has control of the house and is a fit and proper person to be the manager;
  • management arrangements are satisfactory.

Will tacit consent apply?

No.

Apply online

Apply for a house in multiple occupancy licence

Failed application redress

Please contact the council in the first instance, using the contact details below. You may appeal to a residential property tribunal but any appeal must be made within 28 days of the decision being made.

Licence holder redress

Please contact the council in the first instance, using the contact details below. You may appeal to a residential property tribunal about conditions attached to a licence or any decision to vary or revoke a licence but any appeal must be made within 28 days of the decision being made.

Other redress

If there are problems, such as noise or pollution or if one licence holder complains about another, please use the contact details below.

Trade associations

For more information contact Private Sector Housing by telephone: 01634 333757 or by email: housing@medway.gov.uk

Write to: Private Sector Housing, Medway Council, Gun Wharf, Dock Road, Chatham, Kent ME4 4TR

Send this page to a friend: Send

Send a link to the Houses in Multiple Occupation (HMOs) page to a friend

  4. Please answer the question below to ensure your form gets through safely to Medway Council. It is to verify that you are a real person and not an automated internet spam programme.