HMO Inspections: Licensing, Management Duties and How Often to Inspect

Houses in multiple occupation carry more responsibility than a standard single let. There are more people, more shared space and more ways for things to go wrong. The law reflects that, with licensing and specific management duties. This guide covers what applies to HMOs in England, how often to inspect and how to keep records that show you're on top of it.

For the general room-by-room walk-round, start with our landlord inspection checklist. This article covers what's different for HMOs.

Do you need an HMO licence?

According to gov.uk, you must have a licence if you rent out a large HMO in England or Wales. A property is a large HMO if:

• It is rented to 5 or more people who form more than 1 household
• Some or all tenants share toilet, bathroom or kitchen facilities
• At least one tenant pays rent (or their employer pays it for them)

Your council may also require licences for smaller HMOs under additional or selective licensing schemes, so check with your council.

A licence is valid for a maximum of 5 years. Councils can attach conditions, so read yours carefully, as it may include specific requirements about inspections, safety or record keeping.

The HMO management regulations

The Management of Houses in Multiple Occupation (England) Regulations 2006 place duties on the manager of any HMO, licensed or not. The regulations cover duties to:

• Provide information to occupiers: the manager's name, address and phone number, displayed in the HMO
• Take safety measures: including keeping means of escape from fire free from obstruction and in good repair, and maintaining fire-fighting equipment and alarms
• Maintain water supply and drainage
• Supply and maintain gas and electricity, including providing gas safety and electrical inspection information to the council on request
• Maintain common parts, fixtures, fittings and appliances
• Maintain living accommodation in each let unit
• Provide waste disposal facilities

Occupiers have duties too, such as not hindering the manager and taking reasonable care not to damage the property.

Read the regulations themselves for the exact wording. This is a summary, not legal advice.

How often should you inspect an HMO?

The management regulations don't set a single inspection frequency. However:

• Your licence conditions may specify inspections or checks, so follow them
• The duties to maintain common parts, fire safety equipment and escape routes are ongoing, and you can only meet them by checking regularly
• Shared spaces deteriorate faster than in a single let

Many HMO landlords do a quick common-parts check frequently (for example monthly) and a fuller inspection of each room less often, with notice to occupiers. Pick a rhythm you can actually keep, and record each visit.

What to check in an HMO inspection

Common parts

• Escape routes: hallways, stairs and exits clear and well lit
• Fire doors: closing fully, seals intact, not wedged open
• Fire alarm system and emergency lighting, where fitted: no faults showing
• Fire-fighting equipment present and maintained
• Manager's contact details displayed
• Shared kitchen: appliances, worktops, extraction, cleanliness
• Shared bathrooms: leaks, ventilation, mould
• Bins and waste storage adequate

Each let room (with notice)

• General condition of walls, floors, windows and doors
• Smoke alarm working
• Heating working
• Signs of damp or mould
• Electrical hazards such as overloaded sockets or damaged leads

For alarms and legionella, see our tenant safety reporting guide.

Documents to keep for an HMO

Recording inspections so they count

If the council inspects or a dispute arises, dated evidence is what counts:

1. Use the same checklist each time so visits are comparable
2. Photograph common parts at every check, especially escape routes and fire doors
3. Log issues and fixes with dates
4. Keep reports with the licence and certificates for that property

Disclosure: we make Landlord HQ for iPhone. You can run room-by-room inspections with photos and notes and produce a timestamped PDF report. It also stores your HMO Licence, Gas Safety, EICR, EPC and PAT records with reminders 60 and 30 days before they expire, and logs safety items such as smoke and CO alarms, extinguishers and fire blankets. Get Landlord HQ on the App Store.

FAQ

What counts as a large HMO needing a licence?
A property rented to 5 or more people forming more than 1 household who share facilities like a kitchen or bathroom. Councils may license smaller HMOs too.

How long does an HMO licence last?
A maximum of 5 years.

Is there a legal inspection frequency for HMOs?
The 2006 management regulations don't set one, but your licence conditions might, and your maintenance duties need regular checks.

Do the management regulations apply if my HMO isn't licensed?
Yes. They apply to HMOs generally, not just licensed ones.

Sources

• https://www.gov.uk/house-in-multiple-occupation-licence
• https://www.legislation.gov.uk/uksi/2006/372/contents