HMO Requirements, Rules and Regulations for Landlords in Peterborough
By Wayne Beecham | Created on 6th January 2025
If you own a buy-to-let property in the Peterborough area, you might be considering letting it as a house in multiple occupation (HMO). The benefits of HMOs for landlords include a potentially higher rental income, plus spreading the risks of non-payment – as each tenant pays for their room separately.
However, there are some additional rules and regulations to consider with HMOs, including applying for an HMO licence from your local authority. So, if you have a rental property in areas such as Rushden or Kettering, you will need to check the rules for the North Northamptonshire Council, or whichever council covers the area your property is in.
There are also different gas and fire safety regulations because unrelated people sharing a home may pose more significant health and safety risks. Failing to comply could lead to prosecution, fines and losing your licence, so it’s essential to understand HMO regulations from the start.
If you’re considering letting a house in multiple occupation, read on for everything you should know about HMO regulation and the law.
What Is An HMO?
In Peterborough, a property is classed as a house in multiple occupation if at least three tenants live there, forming more than one household and if toilets, bathrooms or kitchen facilities are shared. The Housing Act 2004 defines a household as either a single person or members of the same family. This includes married or cohabiting couples, foster families and individuals with a live-in carer.
Here are some examples to help you define how many households live in a property:
Four friends living together in Peterborough = four households
A couple living with one friend in Peterborough = two households
A couple living with parents in Peterborough = one household
Following the Housing Act 2004, you must have a mandatory HMO licence if your property is a large HMO. Even if your property is smaller, you may still need an additional licence, depending on your area.
Mandatory Licences
You must obtain a mandatory licence if your property is a large HMO. A property is considered a large HMO if all the following apply:
It is rented to five or more people from two or more households.
Some or all tenants share amenities such as a kitchen, bathroom or toilet.
At least one of the tenants pays rent (or it’s paid for by their employer).
Additional Licences
Even if your property is rented to fewer people, you may still need a licence, depending on regulations set by your local authority. Additional HMO licensing is used by local councils to require licences for houses in multiple occupation that do not meet the mandatory licensing requirements.
Use these links to find out each local council’s rules for HMO licensing in the Peterborough and Cambridge areas:
If you need an HMO licence, you must pay a fee and supply certain information, such as your property’s floor plan and gas safety certificate. You must also demonstrate that you are ‘a fit and proper person’ to be the licence holder. This means showing that you are of good character and will not pose a risk to the welfare of your tenants.
HMO Licence Fees
Just like council tax rates, licence fees vary depending on the local authority, and the fees are subject to change so you should check the latest fees for the local authority that your HMO property is in.
Peterborough City Council HMO licence fees (as of December 2024)
Fee on application: £367
Fee on grant of licence: £733
Total £1,100
Late fees of £200 apply on unlicensed properties.
Cambridge City Council HMO licence fees (as of December 2024)
Fee on application: £697
Fee on grant of licence: £371
Total: £1,068 (If application is made at least 8 weeks prior to the current expiry date, the fee is reduced to £961)
North Northamptonshire Council HMO licence fees (as of December 2024)
Fee on application £958.24
Fee on grant of licence: £557.56
Total: £1,515.80
HMO Planning Permission
Landlords don’t usually need permission to convert a Class C3 property (family home) into a small HMO housing three to six unrelated occupants. But you must seek permission to convert rental properties into large HMOs for seven or more people. You should contact your local council if you are not sure whether you require planning permission for work on the property.
Ensuring the water supply and drainage are maintained
Providing adequate means of heating in every occupied room
Ensuring bathrooms and kitchens are adequately ventilated
Arranging annual gas safety checks
Checking that all fire precautions are maintained and that all occupants are safe
Maintaining the internal structure and installations within every letting
Ensuring all bathrooms, kitchens and toilets are of adequate size and suitably located
Keeping all fire escape routes free of any obstructions
Maintaining uninterrupted gas and electricity supplies
Keeping up with maintenance and repairs
Ensuring common parts are clean and have enough lighting
Making sure each room’s furniture is clean and in good condition at the start of each tenancy
Ensuring taps and showers supply cold water and a constant supply of hot water
Providing sufficient waste storage facilities and waste collection arrangements
Offering your contact details to every household in the HMO, and displaying them clearly within the property
HMO Minimum Room Sizes
Since 2018, regulations on HMO minimum room sizes used for sleeping accommodation have been in force. These stipulate the following minimum bedroom sizes:
6.51 square metres for an adult or person aged 10 or over.
10.22 square metres for 2 adults or people aged 10 or over.
4.64 square metres for a child under 10 years old.
Any room smaller than 4.64 square metres should not be used as sleeping accommodation.
Other regulations stipulate the number of bathrooms and toilets that must be provided depending on the number of people living in the property. Peterborough Council have minimum standards for natural light and ventilation according to the room size.
HMO Gas Safety Regulations
All residential landlords have legal duties where gas safety is concerned. The property’s gas supply and all gas appliances must be fitted, repaired and checked annually by a Gas Safe-registered engineer. This covers appliances such as cookers, gas fires, boilers, water heaters and the property’s gas pipework.
Under the Housing Act 2004 and houses in multiple occupation management regulations, landlords must be able to provide the gas certificate to the local authority on request. If your HMO needs a licence, you must also provide your gas certificate as part of your application and submit an updated copy each year. Read more on the gov.uk website.
HMO Fire Safety Regulations
HMOs are considered a higher fire risk than standard buy-to-lets, so they have more stringent regulations. You should always check your local authority’s website as HMO fire safety requirements vary by council area. Other conditions apply across England.
All landlords must:
Provide a smoke alarm on each storey and a carbon monoxide alarm in any room with a combustion based, fuel burning appliance (for example, a coal fire).
Ensure escape routes are always clearly accessible.
Make sure the furniture and furnishings you supply are fire-safe. Find out full details about this in the Furniture and Furnishings (Fire) (Safety) Regulations 1988 legislation.
HMO landlords must also provide fire alarms and extinguishers.
Since the Fire Safety (England) Regulations 2022 came into force, carry out a fire risk assessment to meet HMO standards.
In addition, your local council may have further requirements, such as installing fire doors and specific types of locks and providing fire blankets.
HMO Electrical Safety Regulations
Landlords must ensure the safety of all electrical wiring and plug sockets. You must arrange for a qualified electrician to conduct an inspection every 5 years, supplemented by regular basic safety checks. Your electrician should produce an Electrical Installation Condition Report (EICR), which you should give to each new tenant before they move in.
If you provide your tenants with any electrical appliances, you must ensure they are safe for the tenant to use. The best way to do this is by ensuring all provided electrical items are subject to an annual portable appliance test (PAT). Peterborough Council requires HMO landlords to carry out PAT testing and complete a declaration confirming which products have been tested, details of both passes and fails, re-test dates, and details of the person or organisation who performed the test.
HMO EPC Requirements
An EPC (Energy Performance Certificate) is required for nearly all types of rental properties, including HMOs. Self-contained flats require their own EPC, but bedsit rooms within a house of multiple occupation do not require an individual EPC but there must be an EPC for the building.
HMO properties must also comply with ventilation requirements, such as:
Habitable rooms must have an openable window to external air to allow ventilation.
Each letting should have openable windows the equivalent of 5% of the floor room.
Kitchens, bathrooms and toilets must have an openable window or extractor fan.
Other HMO Requirements
Being an HMO landlord isn’t all that different from being any other type. You still need to follow many of the rules associated with renting out property, which include:
How to Rent guide – landlords must give the government’s guide How to rent: a checklist for renting in England to their tenants. Ensure you supply the latest version of the guide, published in December 2020. You can provide a hard copy by printing or emailing it as a PDF (with your tenant’s consent to ensure you comply with data handling laws). It is a good idea to obtain proof of receipt.
Fit For Human Habitation
Landlords must ensure that the property is fit to live in throughout the tenancy, in compliance with the Housing Health and Safety Rating System (HHSRS). The HHSRS is a list of 29 hazards that are rated to identify any issues that would mean that the property is not fit for human habitation.
Issues which might make the property unfit for habitation include:
Damp and mould growth
Rodent infestation
Crowding and lack of space
Sanitation and drainage problems
Water contamination
The fit for human habitation legislation applies to all sleeping accommodations and communal areas of your HMO.
If the tenant believes you haven’t fulfilled your responsibilities, they can take you to court.
Legionella Risks
Legionella is the bacteria which causes legionnaire’s disease, a potentially fatal form of pneumonia. HMOs are thought to pose a greater risk of legionella compared to single lets. You are obliged by law to carry out annual checks for legionnaire’s disease and tests between tenancies and take action if necessary. You need to keep records for five years. Find out more on the Health and Safety Executive website.
General Data Protection Regulation (GDPR)
The General Data Protection Regulations (GDPR) were introduced across Europe in 2018 to give people more control over their data. As a landlord who handles tenants’ data, you are classified by law as a data controller. As such, you are responsible for managing your tenants’ personal information appropriately and lawfully. Read more about GDPR on the government website.
Tenant Fees Ban
The Tenant Fees Act 2019 prevents letting agents and landlords in England from charging all tenants, including those in HMOs, specific fees. These include referencing fees, inventory costs or charges for professional end-of-tenancy cleaning. Tenancy deposits must also be capped at five weeks’ rent if the rent is less than £50k per year or six weeks’ rent where the total annual rent is £50k or above.
Tenant’s Right To Complain
Tenants can complain to the council if they think you are not meeting your HMO landlord responsibilities.
The council can assess any hazards in the HMO and take action against landlords whose properties are unsafe or fit to live in. This could involve prosecution, revoking your licence or, in extreme cases, the council taking over management of the property.
If you’re considering renting out a property as a house in multiple occupation in Peterborough area such as Northampton or Stamford, talk to us. We’ll tell you more about the legal aspects of being an HMO landlord and the services we offer.
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Wayne Beecham
Wayne is East Midland’s answer to property management. His hard work and high standards of service have gained him a fierce reputation within the regional lettings market. He knows what it takes to own and manage a profitable portfolio himself, because he is not only a successful investor and landlord, but co-founder and “hands on” managing director of Progressive Lets.
The team is really professional and time conscious. Had a smooth move in as well.
Rita Davey
Very good communication and friendly service, long may it continue. Thank you guys at Proggesive Lets!
Michael Wadham
Very friendly and professional service by Joe Mulhearn throughout the rental application process.
prince sarfo
Lovely timely response and assistance.
Very good
Keep it up
Olamide Ige
Wow!!! Zoe is an amazing soul. Very helpful and accommodating. The sky is the limit for her!!! She did an amazing job.
To Zoe, God bless you more and more ❤️
Grzybobranie
Been renting with them for over 3 years now and overall had a good experience. Of course over that amount of time there were a few issues here and there, which is pretty normal, but whenever I needed help Kieron was always easy to deal with, helpful and quick to respond. Communication was always str...
Aghogho Braimah
Progressive Lets is a very good and professional lettings agency. As a it was my first time letting a property, the company particularly the property manager Tam, was very patient and kind best believe I had too many questions to ask. I highly recommend Progressive Lets to anyone looking to rent ...
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