Living in a house in multiple occupation (HMO) brings specific rights and responsibilities for tenants and renters in England. This guide explains what you can expect from landlords, how licensing works, when to report unsafe or overcrowded conditions, and the practical steps for getting repairs, recovering an unprotected deposit, or challenging an unlawful eviction. It uses plain language and points to official forms and the tribunal that deals with property disputes. Keep records of messages, receipts and photos: they help when you contact your landlord, local council or the First-tier Tribunal for the Property Chamber. If you are unsure which route to choose, this article shows clear steps and links to official sources so you can act with confidence.
Tenant rights in HMOs
Tenants in HMOs have rights under national housing law and local licensing schemes. A landlord must ensure an HMO has a valid licence where required and that basic safety and room-size standards are met. If a property should be licensed, contact your local council to check the licence status and make a complaint if needed.[1] You can apply to the First-tier Tribunal (Property Chamber) for certain disputes about housing conditions and deposits.[2]
- Right to timely repairs for heating, water, plumbing and other essential services.
- Right to have your deposit protected and to receive the prescribed deposit information (see the official prescribed information form example).
- Right to proper written notice and correct service of eviction notices where applicable.
- Right to live in accommodation that meets safety standards, including fire precautions and space requirements where licensing applies.
Tenant responsibilities
Tenants should follow the tenancy agreement, keep communal areas reasonably clean, report repairs promptly and allow reasonable access for emergency repairs or safety checks. If you cause deliberate damage, the landlord may be able to seek payment for repairs. If you believe a repair is urgent, notify your landlord in writing and keep a copy.
- Contact the landlord or managing agent first and record the date and method of contact.
- Keep a log of problems, repairs requested and any responses received.
FAQ
- What is an HMO and when does it need a licence?
- An HMO is a property where people not from the same household share facilities. Councils set rules on mandatory or additional licensing; check with your local council to see if a licence is required for your property.[1]
- How do I get urgent repairs done if my landlord does not act?
- Tell your landlord in writing and keep a copy. If they still do not act you can report serious hazards to the local council’s environmental health team, who can inspect and require repairs.
- Where can I take a dispute about a deposit or conditions?
- You can raise complaints with the council and, where appropriate, apply to the First-tier Tribunal (Property Chamber) to resolve deposit disputes or certain tenancy issues.[2]
How-To
- Contact your landlord or agent in writing explaining the issue, the action you want and a reasonable deadline for a reply.
- Keep evidence: dated messages, photos, receipts and a repair log you can use if the issue escalates.
- If the landlord fails to act on serious hazards, report the problem to your local council’s housing or environmental health team and request an inspection.
- If you cannot resolve the problem, consider applying to the First-tier Tribunal (Property Chamber) or using dispute resolution; follow the tribunal’s application guidance and deadlines.
Key Takeaways
- You have the right to essential repairs and safe living conditions in an HMO.
- Check whether your HMO needs a licence and contact the council if it does not comply.
- Keep clear evidence and use the First-tier Tribunal (Property Chamber) when informal routes fail.
Help and Support / Resources
- House in Multiple Occupation licences - GOV.UK
- First-tier Tribunal (Property Chamber) - GOV.UK
- [Form 6A] Prescribed information for tenancy deposits - GOV.UK
