Houses in multiple occupation

FORTHCOMING CHANGE: The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. For guidance regarding the Act’s impact on residential tenancies in England, see Practice Note: Renters' Rights Act 2025—key provisions.

The Housing Act 2004 (HA 2004) introduced licensing for houses in multiple occupation (HMOs). It provides a detailed definition of HMOs and sets out standards of management for this type of property.

Duties are imposed on the HMO manager, who is defined as being the owner or lessee who collects rents from tenants or licensees. These duties include:

1. •

   to take safety measures

2. •

   to maintain water supply and drainage

3. •

   to supply and maintain gas and electricity

4. •

   to ensure the safety of electrical installations (in relation to a house in England only)

5. •

   to maintain common parts

6. •

   to provide waste facilities

7. •

   to ensure compliance with household waste storage and disposal schemes (these conditions apply only to licences granted or renewed on or after 1 October 2018 in respect of an HMO in England)

8. •

   to ensure compliance with size and maximum occupancy requirements