Houses in Multiple Occupation (HMOs)

HMO standards, fire safety and planning permission

HMOs are houses or flats occupied by unrelated people. Because HMOs can have large numbers of occupants, they are subject to extra rules to make sure they are safe and properly run.

Landlord’s guide to amenities and facilities for HMOs

We have produced amenity and facility guides for landlords, tenants and residents to explain the minimum standards that people should expect in HMOs to meet the Housing Act 2004 standards.

These detail the requirements in relation to room sizes, kitchen facilities, bathroom and toilet facilities, fire precautions and waste management.

Currently the 3 sovereign district councils that make up West Northamptonshire have different standards and you should select the area in which the HMO is located. The standards are to be unified and are under review.

The Regulatory Fire Safety Order

The Regulatory Reform (Fire Safety) Order 2005 requires all licensed HMOs and HMOs with communal areas to have a fire risk assessment.

If you have identified that you are a Responsible Person or someone with duties under fire safety legislation.

The LACORS Housing Fire Safety Guide will help you to:

• understand what you need to do to comply with fire safety law
• carry out and review a fire risk assessment
• identify the general fire precautions you need to put in place and maintain

HMO Management Regulations

HMO Management Regulations require the manager to keep all parts of the HMO safe, clean and well maintained.

Tenants of HMOs must cooperate with the manager and not damage any fire safety equipment. Section 257 HMOs, converted block of flats, are covered by separate HMO Management Regulations.

Housing Health and Safety Rating System

The Housing Health and Safety Rating System applies to all residential property, irrespective of tenure. This is a risk-based approach to ensure all properties are safe for people to live in.

HMOs and planning permission

If you are converting a residential house into a HMO that lies within an area covered by an Article 4 designated area, you will need to apply for change of use.

You will also need to make a change of use application if you want to add more tenants to an HMO and the new number of tenants will be seven or greater or you are converting a residential building into an HMO.

If you are doing additional work for example, adding an extension or a new dormer, then planning permission may also be required.

Please note that HMO licencing and planning consent are not the same. You must apply for each separately and may need building control approval if needed.

You will not automatically get a licence because you have planning permission, and your licence may be issued for a shorter period if you do not already have planning permission.

For more information on planning requirements please consult planning information.

Last updated 19 September 2025