HMOs – what you want to know
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VRPHDQVZHUVWRWKHPRVWIUHTXHQWO\DVNHGTXHVWLRQVThe answers here have been
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Criteria
1. Is HMO Licensing likely to be broadened at any time?
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2. If a property has 5 bedrooms, but 4 people live in it, is it a licensable HMO?
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3. If tenants sub-let via a tenancy agreement, who is responsible, landlord, tenant or
agent?
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NQRZLQJO\OHWDSURSHUW\WRPRUHSHRSOHWKDQLWLVOLFHQVHGWRKROG$WHQDQF\DJUHHPHQW
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4. If more than one agent is dealing with a property, who is responsible for ensuring it
has a licence?
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5. Does a cellar count as a basement?
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6. What makes a property a HMO (but not licensable)?
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7. What regulations apply to HMOs that don’t need a licence?
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The Management of Houses in Multiple Occupation (England) Regulations 2006 (as
amended). )RU PRUHLQIRUPDWLRQRQWKLVSOHDVHJRWR +02 0DQDJHPHQW3DFNYHUVLRQ
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8. If bedrooms have locks on doors, does this mean that tenants are not considered to
be “sharing” and therefore a HMO Licence is not required?
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WRWKHVKDULQJRIDPHQLWLHVVXFKDVDNLWFKHQRUEDWKURRPQRWWKHLQGLYLGXDOOHWWLQJV
7KHUHIRUHLIWKHSURSHUW\IXOILOVWKHEDVLFOLFHQVLQJFULWHULDWKUHHRUPRUHVWRUH\VILYHRU
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ZRXOGVWLOOEHUHTXLUHGUHJDUGOHVVRIORFNVRQGRRUV
9. When does a property become a licensable HMO e.g. if there are 13 individuals
over 2 floors, on 1 contract does the property need a licence?
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10. What difference does it make if all tenants are on one contract?
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Administration
11. How much does it cost for the council to complete a HMO license application form
on behalf of the landlord / managing agent?
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12. Is there a charge for amending a licence e.g. to extend it by a room? Would I
need to re-apply?
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13. What is the council’s procedure for following up tenant complaints about
conditions?
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14. Licence Renewals – how do I know when mine is due?
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15. If an agent is managing a bedsit house with shared communal areas and the
landlord decides to rent some of the rooms out on his own, how does it affect the
licence?
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16. If a house has a HMO Licence and then is let to a family, does the landlord
surrender the licence?
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17. Can a HMO licence be "sold" on?
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18. If an agent takes on the management of a property that already has a licence in
place, do they need to apply for a new licence?
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19. What are the fees for a HMO Licence?
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Fire, Management and Amenities
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20. Do HMOs need self-closing doors?
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22. Do HMOs need an Alarm panel or is a battery operated alarm appropriate?
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23. Does every bedroom need a wash hand basin?
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24. What is the minimum number of power points needed in bedrooms?
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25. What are the Regulations for fire extinguishers?
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26. Who should carry out fire risk assessments? What is a “competent person”? Do
assessments need to be annual?
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27. What tests need to be carried out annually? What about testing fire alarms and
checking on each room?
Utility
Frequency of test
Legislation / Regulation
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28. What certificates need to be on display at a rented property?
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29. Fire safety log books – is it ok to keep them at their office if there is no suitable
place at the property?
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Planning
30. Will landlords have to get HMO planning permission retrospectively if applying for
a HMO licence on a property that has a loft conversion from years ago? What are the
planning criteria?
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LQWRIRUFHRQ2FWREHU7KLVPHDQVWKDWchanges of use between a single dwelling
house (Use Class C3) and a HMO (Use Class C4),DQGYLFHYHUVDEHFRPHVSHUPLWWHG
GHYHORSPHQWDQGwill not require planning permissionXQOHVVDORFDODXWKRULW\PDNHVD
VSHFLILF'LUHFWLRQUHPRYLQJWKDWSHUPLWWHGGHYHORSPHQWLQDVSHFLILHGDUHD
7KHnew planning control legislation is not retrospective.,I\RXZHUHRSHUDWLQJD+02
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7KHOHJLVODWLRQLQWURGXFHVDnew Use Class,FDOOHG&ODVV&+RXVHVLQ0XOWLSOH
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What will need planning permission?
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There is no requirement currently to apply for planning permission for Class C4
HMOs.
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31. Planning - if applying for change of use, how long does it take?
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HMO Team, Reading Borough Council
First compiled October 2010