Houses in Multiple Occupation standards
If you're a landlord or someone who owns or manages a house in multiple occupation (HMO), you have a responsibility to maintain certain standards at the property.
You must make sure that:
- the property is kept in good repair - we assess the condition of housing with reference to the Housing Health and Safety Rating System – Shared Regulatory Services
- there's an adequate number of amenities, such as toilets, bathrooms, cooking facilities and so on
- there are adequate fire precautions, such as fire doors, smoke detectors, alarms
- the property is a suitable size and layout for the number of people or occupants living there
- common parts of the property – for example, staircase, shared lounge, fire escapes fixtures and fittings etc, are kept in good order - view the minimum requirements by downloading 'management regulations'
For minimum requirements, read our HMO standards document.
Fire safety
We are currently updating our fire safety for landlords guidance document. The new guidance will be in line with the Hertfordshire Guide to Fire Safety in Houses in Multiple Occupation.
Our new document will be available on our webpages shortly. In the meantime, please refer to the guidance document available on the websites of many Hertfordshire authorities.
The LACoRs Guidance on fire safety provisions is no longer up to date with changes to the British Standards for fire alarm systems. In order to ensure the safety of tenants living in Luton HMOs, we no longer accept the 'shared house' standard referred to in the LACoRs Fire Safety Guidance. All HMOs in Luton will be expected to meet the stricter 'Bedsit HMO' standard.
Controlling condensation and mould
When you need building consents
Structural works, in any property, must have the required building regulations approval and appropriate planning consents.
Additionally you will need planning consent if you want to operate an HMO with 7 or more people or you want to convert an existing property into self-contained flats/studios and or bedsits.
The issue of an HMO license does not imply compliance with planning consent and building regulation approval. Properties operating without the appropriate planning consent will only be granted a licence up to a maximum of 6 persons.
If you need advice in these respects contact Building Control.
Change of use
Luton does not currently have an Article 4 direction requiring planning permission for a change of use from dwelling house (use class C3) to house in multiple occupation by not more than six residents (use class C4).
Who you must inform about your application
Traditional HMOs for example where occupants share amenities the landlord will be liable for Council Tax. Other accommodation Including single family dwellings and flats, where the property is let to a single household, the occupant is liable. The law requires you to let certain persons know in writing that you intend to make an application for a property licence. The persons that need to know are any:
- mortgagee of the property to be licensed
- owner of the property if that is not you, including the freeholder and any head lessors who are known to you
- tenants or long leaseholders of the property or any part of it (including any flat) who is known to you other than a statutory tenant or other tenant whose lease or tenancy is for less than three years (including a periodic tenancy)
- the proposed Licence Holder and Property Manager (if any) if that is not you
- any person who has agreed to be bound by any conditions in a licence if granted
A declaration that you have notified the people above forms part of the application form. Additionally, the law requires us to notify the relevant people above of the intention to issue a licence.