Houses In Multiple Occupation

A house in multiple occupation (HMO) is a property rented out by at least three people who are not from a single ‘household’ (for example a family) but share facilities like a bathroom and kitchen. It is sometimes called a ‘house share’.

New laws introduced in October 2018 state that a licence is required for a HMO or shared house if:

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

HMOs must be managed in accordance with the Management of Houses in Multiple Occupation (England) Regulations 2006  

If you are a landlord of a HMO meeting the above criteria you must ensure you have a licence in order to avoid enforcement action. If you do not comply you may face a financial penalty of up to £30,000, or prosecution. You may also be required to repay an amount of rent back to your tenants. 

If you require a licence, please download and complete the following form:

• House in Multiple Occupation (HMO) Mandatory Licensing Application 

Please download these application guidance notes to help you. The Council also offers an assisted application service, for a charge. Please contact us on 0300 126 7000 to find out more.

Once a "duly made" (valid) application has been received with the required documentation and the fee, a Council Officer will arrange to inspect the property and determine if a licence can be issued.

To make a "duly made" (valid) application you must:

1. Fully complete the application form
2. Sign and return the declaration
3. Pay the licence fee (by cheque made payable to West Northamptonshire Council or by card payment by telephoning 0300 126 7000)
4. Submit the application form and all required documentation

Licence fees

A list of current licence fees can be found on the West Northants Council website or please email environmentalimprovement.ddc@westnorthants.gov.uk or call 0300 126 7000.  

Submitting your application 

You can submit the application form and documentation by:

• Emailing environmentalimprovement.ddc@westnorthants.gov.uk 
• By post to:
  Environmental Improvement
  West Northamptonshire Council (Daventry area)
  Lodge Road
  Daventry
  NN11 4FP 

 

Licences will normally be granted providing:

• The property is or can be made suitable for multiple occupation
• The applicant is a fit and proper person
• The proposed manager or agent of the property is a fit and proper person
• The management arrangements are satisfactory.

 We aim to make a decision about the licence within 3 month of the receipt of a "duly made" application form. Licences are usually issued for a period of five years and a separate licence application is required for each property.

Licence renewals

An application form must be completed in full along with the required supporting documentation for all licence renewals. Please see the above section, 'Applying for a HMO Licence' for the requirements of a 'duly made' application. Please ensure the application for a licence renewal is submitted in sufficient time to ensure continuity of the licence.
 

Variation of a HMO Licence

If there has been a material change in circumstance at a property which currently holds a HMO licence, a variation in licence maybe required. It will be necessary to apply for a variation where the licence holder proposes to increase the permitted occupancy.

Licences are not transferable and if the owners of the property have changed then a new licence application is required.

Use this form to tell us about:

• A change of address, or a new manager appointed
• A property being altered or extended and permitted number of occupants increased; or
• A variation due to policy or legislation changes

Please complete the Variation of a HMO Licence form and return it to  environmentalimprovement.ddc@westnorthants.gov.uk

The licensing of HMOs helps to protect the health and safety of tenants, ensures that only suitable landlords have control of HMOs, and helps make sure that properties are managed properly.

If you live in or near a shared house that you believe may be unlicensed or in a poor state of repair, we would like to hear from you.

Please contact us:

• Fill in our HMO reporting form
  
• Call our hotline in confidence on 01327 302288

Civil Penalties

The Council may decide to issue a Civil Penalty.  A civil penalty is a financial penalty of up to £30,000 per offence which can be imposed by the Council on an individual or organisation as an alternative to prosecution for certain offences and non-compliance of notices under the Housing Act 2004 and the Housing and Planning Act 2016. 

Housing and Enforcement Policy

From 1st April 2021, the West Northants Council Housing and Enforcement Policy can be viewed at http://www.westnorthants.gov.uk/housing/housing-standards-support 

If you require a copy in the meantime, email environmentalimprovement.ddc@westnorthants.gov.uk or call 01327 302260. 

Fire safety

West Northamptonshire Council works in partnership with Northamptonshire Fire and Rescue Service.

Find out more information on fire safety by downloading the LACORS Guidance

• Fire kills campaign

• Fire Risk Assessment in Sleeping Accommodation

• 5 Step Fire Risk Assessment

HMO fire door safety

A fire door is a safety device that is a mandatory requirement in every commercial, public or House in Multiple Occupation (HMO). In the event of fire, a fire door is designed to delay the spread of fire and smoke; protecting lives and property. Read our information sheet to find out more about your rights as a tenant and your obligations as a HMO Landlord.

• HMO fire door safety information sheet

• 5 step fire door check

• Fire safety in shared or rented accommodation 

• Fire safety in the home     

  

Register of licensed HMOs

The Council is required to compile and maintain a list of licensed HMOs.  Download a copy of the register

General help and advice

• HMO Amenities, Facilities and Management Standards 2018 
• Information for Private Sector Landlords 
• View the Management of Houses in Multiple Occupation (England) Regulations 2006
• National guidance on HMO Licences
• Guidance from the Residential Landlords Association
• Advice on HMOs from Shelter 
• Download Council guidance on HMOs     

 

Further guidance for landlords

• Practical Guide to Licensing of Houses in Multiple Occupation (HMOs) for Landlords
• HMO Licensing Glossary of Terms
• LACORS - Fire Safety Law and Guidance
• DASH Services Fire Risk Assessment Template
• DASH Services Furniture and Furnishings Fire Safety
• Domestic private rented property: EPC - minimum energy efficiency standard - landlord guidance 
• The Green Homes Grant - Northants Warm Homes Partnership Guide
• Green Homes Grant - Simple Energy Advice, Government Endorsed Advice  
• National Residential Landlord Association (NRLA) Guide to Green Homes Grant.
• Action on climate change - Information about a range of improvements that can be made to properties.
• Renting out your property (England and Wales)
• Tenancy Agreements: a guide for landlords (England and Wales)
• Does my property need a HMO Licence?
• How to rent guide
• How to let guide
• Tenant Fees Act 2019 Guidance 
• Deposit Protection Schemes 
• DASH Services Tenancy Deposit Protection
• Protecting Clients' Money if you're a Property Agent
• Landlord and tenant rights and responsibilities in the private rented sector
• Lettings agents and property managers: redress schemes
• DASH Services Guide to Agent Redress Schemes
• Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 for Landlords
• Health and Safety Executive (HSE) Legionella and landlords’ responsibilities

 

DASH Services' information for landlords

DASH Services are the region's leading provider of housing advice and information for the private rented sector. The DASH Services Website - Resources Page contains a wide range of useful information including a 'Landlord Library' with sections on property standards, legal, top tips and useful links.

Private landlords are invited to join DASH Services' landlord accreditation scheme for free. It is completely voluntary, and accredited landlords will benefit from training opportunities, recognition of maintaining good standards of practice, and receive support and guidance.  Find out more information and register for the accreditation scheme on the DASH Services Website - Landlord Accreditation Page - opens in new window.

 

Further guidance for tenants  

• How to rent a safe home 
• How to rent guide  
• Tenant Fees Act 2019 Guidance for Tenants
• Private renting - GOV.UK
• Private renting in a HMO
• Private renting for tenants: tenancy agreements
• Landlord and tenant rights and responsibilities in the private rented sector
• Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 for Tenants
• DASH Services - A Tenants' Guide to Carbon Monoxide (CO)

  

Know your rights

• Download our 'Know Your Rights guide to the Tenant Fees Act 2019

 

Any questions?

If you are unsure if your property requires a licence, or you need some further information about HMOs, then please contact us