Using HMOs for Temporary Council Accommodation (England)

Many councils in England use Houses in Multiple Occupation (HMOs) to provide temporary accommodation for people who are homeless or waiting for longer-term housing. If you are a tenant or renter placed in HMO temporary accommodation, this guide explains what that means for your rights, safety and living conditions, how councils must assess suitability, what to expect about repairs, safety standards and rules on sharing facilities, and practical steps you can take if the property is unsuitable. It covers how to apply for homelessness assistance, challenge decisions, and keep records that help in appeals or tribunal cases in plain language for tenants.

How councils use HMOs for temporary accommodation

Councils may place households in HMOs when there is an immediate need for temporary accommodation. HMOs can range from small houses split into bedsits to larger shared houses where kitchens and bathrooms are shared. Placement should be appropriate for your household; councils should consider safety, the ages and genders of household members, and any health or disability needs.

Your basic rights and standards

Tenants placed in temporary HMOs retain basic rights to a safe, habitable property and protection from unlawful eviction or harassment. Councils must follow legal duties when deciding if you are entitled to temporary accommodation and when they place you. If the property is unsafe or lacks required amenities, report this to the council and ask for urgent repairs.

Common practical issues and what to do

• Report repairs promptly and keep dated photos and messages as evidence.
• If you suspect safety or licence breaches in an HMO, tell the council housing enforcement team.
• Keep copies of all communications, receipts and any inspection reports you receive.
• Ask the council for clear contact details for the officer handling your placement.

Official forms and where to use them

There are specific official processes you may need. Two commonly used GOV.UK pages act as the entry point for formal actions:

• The online guidance to apply for homelessness assistance (use this when you present as homeless to your local council and need temporary accommodation). Apply as homeless to your local council^[1].
• The GOV.UK guidance on how to challenge or review a homelessness decision, including next steps if the council refuses to provide accommodation. Use this if you receive a negative decision and want to request a review or appeal. How to appeal or challenge a homelessness decision^[2].

Relevant legislation governs how councils must act; the key Acts applying in England are the Housing Act 1988 and the Rent Act 1977, which set out parts of tenancy law and rental rights and are used in legal and tribunal decisions^[3].

When to involve a tribunal or seek a formal review

If the council refuses assistance or the temporary accommodation is unsuitable and informal complaints do not resolve the issue, you may need a formal review or to bring evidence to a decision-maker. Keep written requests for reviews, and gather evidence such as dated photos, medical notes, witness statements and communication logs.

Practical steps to protect yourself

• Note dates: record arrival, any repairs requested and responses, and the council officer names handling your case.
• Collect evidence: photos of hazards, copies of letters, and receipts for emergency repairs paid by you.
• Contact the council housing options team in writing to make formal requests and keep copies.
• If you fear immediate danger (e.g., gas leak, no heating in winter), contact emergency services and inform the council immediately.

FAQ

Can a council put me in an HMO as temporary accommodation?

Yes. Councils can use HMOs for temporary placements when suitable; they must consider safety and household needs and provide reasons if they place you somewhere potentially unsuitable.

How long can I stay in temporary HMO accommodation?

Temporary placements are for short-term housing while the council resolves your housing application; the actual length varies with local availability and your priority status.

What if the HMO is unsafe or overcrowded?

Report safety or overcrowding to the council immediately in writing, request urgent repairs or re-housing, and keep evidence of your complaint and any responses.

How-To

1. Apply to your local council as homeless using GOV.UK guidance and follow their instructions to provide ID and evidence of your situation.
2. Keep a dated record of any placement, conditions, and communications with the council; include photos and receipts where relevant.
3. If you receive an adverse decision, request a formal review or follow the appeal steps on GOV.UK within the stated time limits.
4. If needed, seek help from local advice services or request information about taking your case to the appropriate tribunal or ombudsman.

Key Takeaways

• Councils can use HMOs for temporary placements but must consider suitability and safety.
• Keep dated evidence and written records to support reviews or appeals.
• Use official GOV.UK guidance to apply for assistance and challenge decisions promptly.

Help and Support / Resources

• Apply as homeless to your local council
• How to appeal or challenge a homelessness decision
• First-tier Tribunal (Property Chamber)
• HMO licensing and safety guidance

1. [1] Apply as homeless to your local council - GOV.UK
2. [2] How to appeal or challenge a homelessness decision - GOV.UK
3. [3] Housing Act 1988 - legislation.gov.uk