Introduction to HMO Properties

A House in Multiple Occupation (HMO) is a type of residential property rented out by three or more individuals who are not from the same household or family but share common living facilities such as bathrooms and kitchens.

In essence, HMOs provide shared housing solutions where occupants have their own private rooms but communal access to certain amenities and spaces within the property. These properties are often referred to as ‘house shares.’

HMO Compliance Checklist

This HMO compliance checklist focuses specifically on property maintenance services provided by Quinnergy.

The Repairing Standard & Tolerable Standard

All properties in Scotland, including HMOs, must meet these requirements:

• Repairing Standard:
  • Fit for human habitation and wind and water tight.
  • Utility installations (water, gas, electricity, including residual current devices, and other fuels) must be maintained in good repair and fully functional.
  • Sanitation, space heating, and water heating installations must be kept in good repair and fully functional.
  • Fixtures, fittings, furnishings, and appliances provided by the landlord under the tenancy must be maintained in a reasonable state of repair and fully operational.
  • The property must have satisfactory provision for, and safe access to, a food storage area and a food preparation space.
  • In tenement houses, common doors must be secure and fitted with suitable emergency exit locks.
• Tolerable Standard:
  • The house must be structurally stable.
  • It must be substantially free from rising or penetrating damp.
  • There should be satisfactory provision for natural and artificial lighting, ventilation, and heating.
  • Adequate thermal insulation (where applicable).
  • An adequate piped supply of wholesome water available within the house.
  • A sink provided with a satisfactory supply of both hot and cold water within the house.
  • A water closet or waterless closet available for exclusive use, suitably located within the house.
  • A fixed bath or shower and a wash-hand basin, each provided with a satisfactory supply of both hot and cold water, suitably located within the house.
  • An effective system for drainage and disposal of foul and surface water.
  • Satisfactory facilities for cooking food within the house.
  • Satisfactory access to all external doors and outbuildings.
  • Compliance with relevant requirements for electrical installations (where applicable).
  • Equipment installed for detecting and warning of fire or suspected fire (where applicable).
  • Equipment installed for detecting and warning of hazardous concentrations of carbon monoxide (where applicable).

These standards ensure that properties in Scotland are safe, habitable, and equipped to meet the essential needs of their occupants.

Property Compliance Certificates

To maintain compliance with HMO regulations, landlords must obtain and keep up-to-date several essential safety certificates:

• EICR – Electrical Installation Condition Report
  Conducted every five years, the EICR ensures electrical installations are safe and comply with current standards.
• CP12 – Gas Safety Certificate
  An annual requirement, the CP12 verifies the safety of gas appliances and flues within the property.
• LRA – Legionella Risk Assessment Certificate
  This certificate assesses and manages the risk of Legionella bacteria, which can thrive in water systems.
• EPC – Energy Performance Certificate
  Issued every ten years, an EPC rates the energy efficiency of a property, influencing utility costs and environmental impact.
• PAT – Portable Appliance Testing
  Ensures portable electrical appliances are safe for tenant use, typically conducted annually.
• Smoke Alarm & Heat Alarm Certificate
  Ensures smoke and heat alarms are installed correctly and in working order, typically requiring annual inspection.

HMO Compliance Certificates

• BS 5266 Emergency Lighting Certificate
  Verifies emergency lighting systems are operational and compliant with BS 5266 standards.
• BS 5499 Emergency Signage Certificate
  Ensures clear, compliant placement of signs guiding occupants to safety during emergencies like fires, utilising internationally recognised symbols and colours.
• Portable Fire Extinguisher Report
  Ensures fire extinguishers are present, accessible, and maintained according to regulatory standards.

Additional Requirements

• Fire Safety
  In addition to ensuring adequate fire detection and prevention measures, landlords must also provide sufficient fire escape routes and fire-resistant doors.
• Deposit Protection
  Scottish landlords are required to register their tenant’s deposit in a government-approved scheme within 30 days of its receipt.
• Local Authority Requirements
  Local authorities may impose additional regulations on HMO properties, covering inspections, property management standards, and compliance with zoning and planning rules. Each local authority may have additional requirements, so it’s crucial to check with the specific council for detailed guidance.
• Security
  Landlords must secure all external doors and windows to ensure tenant safety and property security.
• HMO License
  In Scotland, a House in Multiple Occupation (HMO) licence is required for properties where three or more unrelated people live together and share facilities like a bathroom or kitchen.
  Landlords can apply for a HMO license by completing and sending this form, as well as the required £110 fee, to their local authority.
  Landlords must hold separate licenses for each of their HMO properties.
• Fit and Proper Personhood
  To grant a HMO License, the local authority must be satisfied that the landlord is a “Fit and Proper Person” to be the HMO license-holder. Landlords can become recognised as fit and proper persons by:
  • Providing a Clean Criminal Record: No relevant criminal convictions related to housing, dishonesty, violence, or drugs.
  • Ensuring Proper Property Management: Effective management arrangements, including proper tenancy agreements, maintenance schedules, and tenant issue handling.
  • Meeting Health and Safety Standards: Compliance with all safety regulations, including fire, gas, and electrical safety, with valid certificates.
  • Keeping the Property in Good Repair: Maintaining the property to a high standard and addressing hazards and repairs promptly.
  • Demonstrating Financial Responsibility: Evidence of financial stability and ability to maintain the property.
  • Complying with Legal Requirements: Adhering to all legal obligations, including providing EPCs and following tenancy deposit schemes.
  • Providing References: Offering references from previous tenancies to show responsible and effective property management.

By fulfilling these criteria, landlords can assure local authorities of their suitability to hold an HMO licence and provide safe, well-managed accommodation for their tenants.

HMO Compliance Made Easy

We understand that every landlord has different needs and preferences. That’s why we offer three different service packages to suit your budget and requirements: