How To Convert A Property Into An HMO

Converting a property into a House in Multiple Occupation (HMO) can be a rewarding investment for landlords and developers, tapping into a strong demand for shared living spaces in urban areas. However, the process involves a specific set of regulations that must be carefully followed. This article explains the main factors you need to be aware of before starting your project.

Securing The Correct HMO Licence

The first and most crucial step in converting a property to an HMO is understanding the licensing requirements. A mandatory HMO licence is required for most properties that are occupied by five or more people who form more than one household. It is important to note that this is a general rule, and your local council may have additional licensing schemes in place that apply to smaller HMOs, so we always recommend a thorough check of local regulations.

Here are the key points to remember about HMO licensing:

• Validity: An HMO licence is valid for five years, after which it must be renewed.
• Property-Specific: You must obtain a separate licence for each HMO property you operate.
• Renewal: The licence must be renewed before it expires to continue operating legally.

Prioritising Tenant Safety And Compliance

As a landlord or owner of an HMO, you have a significant responsibility for the safety and well-being of your tenants. The regulations are stringent and non-negotiable, designed to protect occupants. These cover:

• Gas Safety: You must have an annual gas safety check conducted by a Gas Safe registered engineer. A copy of this certificate must be provided to both your local authority and your tenants.
• Electrical Safety: All electrical installations and appliances must be safe. An Electrical Installation Condition Report (EICR) is required every five years. You’ll also need safety certificates for all portable appliances provided to your tenants (PAT testing).
• Fire Safety: This is a critical component of HMO management. You must install and maintain smoke alarms on every storey. Carbon monoxide detectors are also required in any room with a solid fuel-burning appliance. Additionally, you will need to install fire doors where necessary and ensure all escape routes are kept clear at all times.

Adhering To Minimum Room Size Regulations

To prevent overcrowding and ensure a decent standard of living, the government introduced minimum room size requirements for HMOs in 2018. When you convert a house to an HMO, you must make sure that all sleeping accommodation meets these national standards. The minimum floor area for rooms used as sleeping accommodation is:

• 6.51 square metres for a room used by one person over 10 years of age.
• 10.22 square metres for a room used by two people over 10 years of age.
• 4.64 square metres for a room used by one child under 10 years of age.

Any room with a floor area of less than 4.64 square metres cannot be used as a bedroom. It is important to note that some councils operate under different guidelines/sizes, hence why you should check what guidelines your local council uses beforehand.

Understanding Maximum Occupancy Limits

Linked to room sizes is the rule regarding the maximum number of occupants. Your HMO licence will specify the maximum number of people (or households) that can live in the property. The 2018 regulations also state that you, as the landlord, must ensure that any room is not occupied by more people than the licence permits. This maximum number can vary based on the occupants' ages and the size and facilities of the property. For example, the number of adults and children allowed may differ. We can support you by designing a property that comfortably accommodates the maximum number of tenants allowed, ensuring you achieve the best possible return on your investment while staying fully compliant.

Maintaining The Appliances And Furnishings

Your responsibilities extend to the appliances and furniture you provide within the property. This is another key aspect of ensuring tenant safety and meeting your legal obligations.

You must ensure that:

• All gas and electrical appliances are maintained in a safe condition and good working order.
• Any furniture and furnishings you supply must meet the fire-resistance regulations. Look for the permanent label indicating compliance.
• There are adequate cooking and washing facilities for the number of tenants.

Find Out More

At NU Concepts, we specialise in a wide range of residential services, including HMO conversions, that are tailored to the unique goals of property developers and landlords. To find out more, please get in touch to arrange a free, no-obligation discovery call.