An HMO needs an operating plan for shared rooms, facilities, fire precautions and occupancy. This guide is about managing that shared home over time. Use the separate licensing guide to establish which local scheme applies first.
The HMO management plan
Households, people and room sizes
Kitchen, bathroom and waste capacity
Detection, doors and escape routes
Inspections, contacts and records
Confirm the HMO classification
A property is generally an HMO when at least three people from more than one household share facilities. Mandatory licensing normally applies to a large HMO with at least five people from more than one household, but local additional schemes can cover smaller HMOs.
Set a safe occupancy level
Use the licence, room measurements and council standards to decide how many people can live in the property. Check bedroom sizes, kitchen and bathroom provision, heating, ventilation and storage. Do not rely only on the number of bedrooms.
- Licensed occupancy limit
- Minimum bedroom sizes
- Adequate shared facilities
- Safe escape routes
- Suitable waste storage
Manage shared areas and fire safety
Keep common areas clean, safe and in good repair. Maintain the fire detection system, emergency lighting and fire doors where required. Keep escape routes clear and use a competent specialist to design and service the precautions.
Keep the management system current
Display or provide the manager contact details, record inspections and respond to defects. Track the licence, gas, electrical and fire system dates. Review the arrangement when an occupant leaves, a room changes use or the council changes its standards.
