Reporting an Unsafe HMO in England: Step-by-Step

If you rent a room in a house in multiple occupation (HMO) in England and you believe the property is unsafe or unfit to live in, this guide explains the practical steps you can take as a tenant. It covers who to contact first, the evidence you should collect, when to ask the council to inspect, and how to escalate the matter using official forms or the First-tier Tribunal (Property Chamber). The advice is written for renters and tenants, avoids legal jargon, and aims to help you act quickly and confidently to protect your safety and housing rights.

When an HMO is unsafe

Unsafe HMOs commonly show hazards that affect health and safety. Common examples include lack of heating, significant mould, exposed wiring, blocked fire escapes and inadequate sanitation. You should treat immediate risks to life or health as urgent and call emergency services if there is immediate danger.

First practical steps for tenants

Before contacting external bodies, notify your landlord or lettings agent in writing, keep copies of messages and request repairs. If the landlord does not act within a reasonable time, contact your local council's environmental health team to report the hazard.

• No heating, hot water or major plumbing failures.
• Significant mould or damp that affects living areas.
• Exposed electrical wiring or repeated power trips.
• Blocked fire escapes, missing smoke alarms or unsafe stairs.

How to report to your local council

Use the council route for enforcement because councils apply the Housing Health and Safety Rating System (HHSRS) and can serve improvement or prohibition notices on landlords. Start by contacting your local council's environmental health department and provide clear details, dates and evidence. You can also ask for an urgent inspection if the issue presents immediate risk.

1. Contact your landlord in writing and request repairs; keep copies of emails and messages.
2. Gather evidence: photos, videos, dated logs of problems and copies of communications with the landlord.
3. Report the issue to environmental health at your local council (ask for an inspection within a specific timeframe if the risk is urgent). ^[1]
4. If the council finds a hazard, it may issue an Improvement Notice, Emergency Remedial Action or a Prohibition Order to restrict use of the property.
5. If enforcement does not resolve the problem, you can consider formal action through the First-tier Tribunal (Property Chamber) or other legal remedies. ^[3]

Official forms and documents you may need

Local councils do not all use the same forms for initial complaints, but they will have an online reporting process or a standard environmental health complaint form on their website. For tribunal action, the First-tier Tribunal (Property Chamber) provides instructions and application forms for landlords and tenants. When preparing a tribunal application, include a clear chronology, copies of your evidence and any council reports or notices.

• Local council environmental health complaint form — used to request an inspection by environmental health; you will usually submit photos and a description of hazards.
• First-tier Tribunal application forms — used if you need to apply to the Property Chamber for orders such as rent repayment or enforcement of repairs. ^[3]
• Evidence pack (no single official template) — include dated photos, messages, receipts and any council notice you receive; bring this to hearings as proof.

What powers does the council have?

Councils enforce housing standards under the Housing Act 2004 and use the HHSRS to assess risks. They can issue Improvement Notices, Emergency Remedial Action, Management Orders and Prohibition Orders where necessary. If the landlord has a mandatory HMO licence requirement and is non-compliant, councils can take enforcement action against the licence holder. ^[2]

FAQ

Can I withhold rent if my HMO is unsafe?

Withholding rent is rarely advisable without legal advice; instead document the issue, report it to your council and seek formal remedies such as rent repayment orders or tribunal action where appropriate.

How quickly will the council inspect?

Timescales vary by council and the severity of the hazard; urgent risks are prioritised, but always ask for a specified inspection timeframe when you report the issue.

Which tribunal handles my housing dispute?

The First-tier Tribunal (Property Chamber) handles many residential tenancy disputes and related applications in England; follow its application guidance if you need to escalate. ^[3]

How-To

1. Write to your landlord describing the hazard, set a reasonable deadline for repair and keep a dated copy of the message.
2. Collect evidence: take photos, make a written log of dates and any health effects, and save receipts for related expenses.
3. Report the problem to environmental health at your local council and ask for an inspection; include your evidence and mention any immediate risks.
4. If the council issues a notice or the landlord still fails to act, prepare an application to the First-tier Tribunal (Property Chamber) with your evidence and any council correspondence.

Help and Support / Resources

• Find your local council
• GOV.UK: HMO landlord licensing
• First-tier Tribunal (Property Chamber) guidance

1. [1] GOV.UK - HMO landlord licensing
2. [2] GOV.UK - HHSRS guidance for landlords and professionals
3. [3] GOV.UK - First-tier Tribunal (Property Chamber)
4. [4] legislation.gov.uk - Housing Act 1988