HMO Inspection UK 2026 — How to Prepare for Your Council Licence Inspection

HHSRS assessment — the 29 hazards and how inspectors score them

The Housing Health and Safety Rating System assesses 29 categories of housing hazard. Each hazard is scored by assessing the likelihood of an occurrence causing harm and the severity of that harm. The scores are combined to produce a hazard score. Hazard scores above 1,000 are Category 1 (serious, mandatory action required); scores of 1–999 are Category 2 (discretionary action).

• Category 1 hazards (mandatory enforcement): Excess cold (no adequate heating), damp and mould (rising damp, condensation), falls (inadequate stair rails, step nosings, bathroom slips), fire (inadequate detection, blocked escape routes, combustible cladding), electrical hazards (faulty wiring, unprotected sockets). Inspectors must serve an improvement notice or prohibition order for any Category 1 hazard — there is no discretion
• Excess cold — the most commonly cited hazard: Every habitable room must have adequate controllable heating capable of maintaining 21°C in the living room and 18°C in bedrooms. Fixed gas or electric heating that can be controlled by the occupant is required. Portable heaters alone are insufficient. In 2026, many council inspectors will also note EPC ratings where they fall below C, flagging them as a risk factor even before the 2030 deadline
• Damp and mould — Awaab's Law implications: Inspectors will note any visible mould growth, rising damp, penetrating damp, or condensation dampness. From the commencement of Awaab's Law provisions in the PRS (expected late 2026/2027), landlords face mandatory response timelines. Pre-emptively addressing damp before the inspection avoids Category 1 scoring and demonstrates proactive management
• Fire hazards — the highest-weight HHSRS category: Fire is typically the most heavily weighted HHSRS hazard in HMOs. Inspectors assess: whether there is a fire detection system appropriate to the risk; whether fire doors are correctly rated (FD30 or FD60 depending on risk); whether escape routes are clear; whether the gas and electrical installations are safe; and whether combustible materials are stored near ignition sources
• Electrical hazards: EICR (Electrical Installation Condition Report) must be in date (5-year maximum, or sooner if the EICR specifies). All sockets and light fittings must be appropriately protected. Sockets in bathrooms must be shaver-type only. Consumer unit must be in a safe location with RCD protection

Fire safety — the most critical HMO inspection area

Fire safety is assessed more rigorously in HMOs than in single-family lets because multiple occupiers sharing facilities, often sleeping behind closed doors, face disproportionate fire risk. The inspector will assess your fire safety system against the Fire Safety Order 2005, the Housing Act 2004, and LACORS guidance.

• Fire detection system: Grade D1 or D2 interlinked smoke alarm system (mains-powered with battery backup) for most HMOs. Grade A systems (analogue addressable panels, monitored) may be required for larger or higher-risk HMOs. Smoke alarms in each habitable room and corridor. Heat alarms in kitchens. Carbon monoxide detectors where gas appliances are present. All alarms must be interlinked so that activation of one sets off all
• Fire doors: All doors off escape routes must be self-closing fire doors — FD30 minimum (30-minute fire resistance). This includes bedroom doors in most two-storey HMOs. FD60 fire doors are required in higher-risk HMOs and where the escape route is longer. Inspect every door: check for the fire door label/plug, functioning closer, correct intumescent strip and cold smoke seal, no gaps at the frame exceeding 3mm, and that it closes fully and latches
• Escape routes: Every bedroom must have an egress route that does not require passing through another high-risk room (e.g. a room containing an open-plan kitchen). Where escape is via a window, the window must be of adequate size and openable without a key. External fire escapes must be structurally sound, free from obstruction, and signed
• Emergency lighting: Most HMOs above two storeys require emergency lighting in corridors and stairwells that activates on mains power failure. Battery-maintained luminaires or self-contained emergency fittings are acceptable. Test records must be maintained
• Fire risk assessment: A written fire risk assessment is required for all licensable HMOs. The assessment must identify hazards, who is at risk, what measures are in place, and what further measures are required. It must be reviewed after any significant alteration and at least annually. Inspectors will ask to see the current fire risk assessment

Room sizes — minimum standards in 2026

HMO Management Regulations and licence conditions specify minimum room sizes. Properties that fail on room sizes face mandatory improvement notices and cannot be licensed until the room is either brought up to standard or taken out of use. The 2018 amendments to the HMO Regulations introduced national minimum room sizes for the first time.

• Bedroom minimum sizes (England): Single occupancy bedroom: 6.51 m². Double occupancy bedroom: 10.22 m². Rooms below 4.64 m² must not be used for sleeping. Rooms between 4.64 m² and 6.51 m² may only be used for sleeping by a child (under 10 years). These are absolute minimums — many councils impose higher local standards via licence conditions
• Mezzanine levels and sloped ceilings: Space where the ceiling height is less than 1.5 metres does not count towards the room size measurement. Measure the usable floor area above 1.5m only. Rooms with significant sloped ceilings may fail on usable floor area even if the total floor area exceeds 6.51 m²
• Self-contained bedsit rooms: Where a room contains sleeping, cooking, and living space, higher minimum sizes typically apply — most councils require at least 13 m² for a single occupant bedsit. Check your local authority's supplementary licence conditions
• Measuring rooms correctly: Use a laser measurer rather than a tape. Measure the internal clear floor area — not including built-in wardrobes or cupboards that project into the room. Document the measurements in your licence application. Do not include alcoves below 1.5m ceiling height

Amenity standards — kitchens, bathrooms, and WCs

Amenity provision must be adequate for the number of occupants. The national minimum standard is set in the HMO Licensing and Management Regulations, but many councils impose higher standards in their local licence conditions. Always check your council's specific amenity requirements before the inspection.

• Kitchen facilities: One sink with hot and cold water per 5 occupants. One cooker (minimum 4-ring hob plus oven) per 5 occupants. One fridge per 5 occupants (or per household unit). Adequate worktop space. Some councils require a microwave in addition to hob/oven. The kitchen must be properly ventilated — mechanical extraction to outside for cooking vapour
• Bathroom provision: One bath or shower with hot and cold water per 5 occupants. Separate WC provision: one WC per 5 occupants (can be combined with bathroom). Councils vary on whether the bathroom WC counts or whether a separate WC is required for larger HMOs — check your council's conditions
• Bathroom ventilation: Mechanical extraction to outside is required in all bathrooms and WCs. Extract fan must activate when the light is switched on (and have a run-on timer). Failure to provide adequate extraction is a common defect that leads to damp and mould growth — which in turn becomes an HHSRS hazard
• Shared amenity maintenance: Under the HMO Management Regulations, the landlord must keep shared kitchens, bathrooms, toilets, and communal areas in good repair and clean condition. Inspectors will examine shared facilities during the inspection — dirty or damaged shared kitchens and bathrooms are a direct breach of the Management Regulations and will be noted on the inspection report

HMO Management Regulations — landlord duties under inspection

The Management of Houses in Multiple Occupation (England) Regulations 2006 impose specific day-to-day management duties on HMO landlords. Inspectors will assess whether you are meeting these duties and may interview occupiers about your management practices.

• Regulation 3 — manager information: The manager's name, address, and telephone number must be clearly displayed in a prominent position within the HMO. A failure to display this information is a direct breach of Reg 3. Use a laminated notice posted in the communal hallway or kitchen
• Regulation 4 — emergency hazard precautions: The landlord must take all reasonable steps to protect occupiers from injury arising from any structural weakness or defect, and must repair any defective structure promptly. Water supply, gas, electricity, and drainage installations must be maintained in good repair. Inspectors will look for signs of deferred maintenance
• Regulation 5 — water supply and drainage: The landlord must keep water supply and drainage systems in good repair. Water tanks must be insulated to prevent freezing and sealed to prevent contamination. Legionella risk assessment must be current (inspectors will ask for it). Hot water must be supplied at appropriate temperature (minimum 50°C at the tap — but scalding-controlled to prevent burns above 43°C for vulnerable occupants)
• Regulation 7 — communal areas: All communal areas — stairways, corridors, passages, kitchens, bathrooms, WCs — must be maintained in good and clean repair, adequately lit, and safe to use. Handrails must be provided on all stairs. Adequate lighting must be maintained in all communal areas
• Regulations 8–11 — living accommodation: Each room used for sleeping must have adequate natural light, have windows that open for ventilation, be in a clean condition when first occupied, and be free from damp. The landlord must carry out reasonable repairs within a reasonable time of notification by an occupier

Pre-inspection checklist — room by room

Use this structured checklist to audit your HMO before the inspection. Walk through every room and shared area methodically. Address every item before confirming your inspection date.

• Each bedroom: Measure and record floor area (over 1.5m ceiling height only). Check for FD30 fire door with closer, intumescent strip, and cold smoke seal. Test smoke alarm (if room has one). Check heating is working and controllable. Test window opens fully. Check for damp/mould on walls, ceiling, and behind furniture. Ensure adequate artificial lighting
• Shared kitchen: Check all hob rings and oven function. Test extraction fan runs and extracts to outside. Check fridge temperature (2–5°C). Inspect sink — hot and cold water, no blockages. Inspect worktops and surfaces for damage. Check fire blanket/extinguisher is present, in date, and correctly mounted. Ensure no combustible materials stored near cooker
• Bathrooms and WCs: Test extraction fan activates with light and has run-on. Check hot water temperature. Inspect shower/bath for mould, grout condition, and silicone seal. Confirm heating is present. Check all light fittings are IP-rated for wet zones
• Stairways and corridors: Inspect handrail — must be present on all stairways, securely fixed, and run the full length. Check stair nosings are visible (contrasting colour strip). Test all lighting — including emergency lighting if fitted. Ensure escape route is free from obstruction. Check fire door at base of stairway (if applicable)
• Documents to have ready for the inspector: Current gas safety certificate (less than 12 months old). Valid EICR (less than 5 years old). Current fire risk assessment. Evidence of smoke alarm testing (monthly record recommended). HMO licence application form and supporting documents. Any planning permission or permitted development documentation for change of use

Frequently asked questions