Amenity and facility standards for house in multiple occupancy licence

Amenity and facility standards for house in multiple occupancy licence
General Amenity and Facility Standards PERSONAL WASHING AND TOILET FACILITIES
Location, size
and condition
General
All facilities should be located in rooms of an adequate size and layout within 2 floors of any bedroom and accessible
from communal areas unless provided as en-suite facilities for the exclusive use of that occupant. Facilities should
be inside the building.
All baths or showers, toilets and wash hand basins should be of an adequate size and be provided with an adequate
water supply, necessary fittings, drainage and be in a satisfactory condition to enable thorough cleaning. Running
hot water at a suitable temperature to be provided to baths / showers and wash basins. Baths or showers and wash
hand basins should be properly sealed into wall surfaces and have 300mm of tiled splashback (or equivalent).
Bathrooms and toilet compartments should be of an adequate size and layout.
Baths or
showers and
showers and
toilets
Shared use
Where there are four or fewer occupiers sharing there must be at least one fixed bath or shower and a toilet (which
may be situated in the bathroom). Where there are five or more occupiers sharing there must be at least a fixed
bath or shower for every 5 occupants (or part of) and at least one toilet separate to the bathroom for every
5 occupants (or part of), a further full bathroom would be acceptable in place of a separate toilet. A wash hand basin
should be provided in each bathroom or compartment containing a toilet. See table below produced by the Office of
the Deputy Prime Minister.
In hostels where children are accommodated at least one bath should be provided.
Wash hand
basins
Exclusive use
A fixed bath or shower and a toilet with wash hand basin.
Shared use
In HMOs of four or fewer occupiers - a wash hand basin with running hot and cold water in a shared bathroom (or
within each occupier's unit of accommodation, in this case a sink provided as a kitchen facility is acceptable).
In HMOs of five or more occupiers - as far as practicable, a wash hand basin in each unit of living accommodation (a
sink provided as a kitchen facility within a unit is acceptable).
Ventilation
Exclusive use
A wash hand basin.
General
Bathrooms to have mechanical ventilation to the outside air at a minimum extraction rate of 15 litres/second in
addition to any window(s).
Each toilet in a separate compartment is required to have a window equivalent to 1/20th of the floor area or
mechanical ventilation extracting at a minimum extraction rate of 6 litres/second.
Ventilation should not be obstructed externally.
Heating
General
A fixed heating appliance in each bath or shower room sufficient to minimise condensation and provide thermal
comfort.
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KITCHENS
Location, size
and condition
General
If kitchens do not have a suitable dining area this facility must be provided within one floor distant (this may be a
living room, bedsit or bedroom of suitable size - see standards for room sizes).
If hostels provide all main meals the kitchen facilities below are to be provided for every 10 occupiers and the cooker
can be replaced with a microwave. If hostels have a commercial kitchen where access is not available at all times a
separate kitchen must be provided to the standards below.
Kitchens must have a safe and efficient layout and be of a suitable size - see standards for room sizes.
All facilities and equipment must be fit for purpose.
Sinks
Cookers
Shared use
A sink with running hot and cold water, a draining board and tiled splash back per 4 occupiers (a dishwasher will be
acceptable as a second sink) or within an individual unit of accommodation.
Exclusive use
A sink with running hot and cold water, tiled splash back and a draining board.
Shared use
A cooker with a 4 ring hob, oven and a grill per 4 occupiers or within an individual unit of accommodation (a 27litre
microwave with oven and grill will be acceptable as a second cooker).
Exclusive use
A cooker with a 4 ring hob, oven and grill.
A cooker with a 4 ring hob, oven and grill or a 2 ring hob, oven and grill together (positioned so that hobs are at
worktop level) with a microwave will be acceptable in accommodation occupied by a single person.
Electrical
Sockets
General
Four suitably positioned electric sockets are required plus one per major appliance (i.e. a cooker microwave,
refrigerator/freezer, washing machine etc.).
Worktop
Shared use
Fixed worktop(s) with a smooth impervious surface for food preparation, minimum size 500mm x 1500mm per 4
occupants or within an individual unit of accommodation.
Exclusive use
Fixed worktop(s) with a smooth impervious surface for food preparation, minimum size 500mm x 1500mm.
Shared use
A 0.3m3 dry goods storage cupboard other than a sink base unit per occupier either in each occupant's room or in a
shared kitchen.
Exclusive use
A 0.6m3 dry goods storage cupboard other than a sink base unit.
Shared use
Two worktop height refrigerators with freezer compartments or 1 worktop height fridge and 1 worktop height freezer
per 4 occupiers or a worktop height refrigerator with a freezer compartment within each individual unit of
accommodation.
Exclusive use
A worktop height refrigerator with a freezer compartment.
Refuse
General
Suitable and sufficient provision for refuse disposal both within the unit of accommodation and outside.
Ventilation
Shared use
Mechanical ventilation to the outside air at a minimum extraction rate of 60 litres/second or 30 litres/second if the fan
is sited within 300mm of the centre of the hob. This is in addition to any windows.
Storage
Refrigerators
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FIRE PRECAUTIONS
Fire detection
General
A Category LD2 fire detection system to BS5839: Part 6: 2004. The design should be submitted for approval.
Normally a Grade A system, which may incorporate Grade D to parts of the property, will be required. In some
circumstances, a Grade D system will be acceptable for 3 storey properties occupied by up to 6 people. A Grade A
system will normally include a control panel and, in addition to detectors in the circulation areas at each floor level
and callpoints, detection in kitchens, living rooms, dining rooms, bedsitting rooms and bedrooms. A sound level of
75dBA should be reached at bedheads.
Emergency
lighting
General
An emergency lighting system to BS5266: Part 1:1999
Fire blankets
General
A fire blanket conforming to BSEN 1869, 1967 in each shared kitchen.
Fire doors
General
A fire door conforming to BS 476; Part 22; 1987 to be provided to each shared kitchen.
Locks
General
All locks on doors onto the means of escape and final exit doors should be capable of being opened from the room
without the use of a key.
General
A fixed heating appliance(s) capable of maintaining a temperature of 21C with an outside temp of -1C in each unit of
living accommodation (electrical appliances must have a dedicated socket). Heating should be available at all times
and be under the control of the occupier.
General
All facilities are to be available at all times.
HEATING
Fixed heating
ACCESS
All facilities
APPLICATION OF STANDARDS
Application
General
These minimum standards are relevant only to the licensing of an HMO; however, on any subsequent inspection, a
risk assessment may determine that it is necessary to take other additional measures to ensure that the housing
standards are satisfactory for each individual unit of living accommodation.
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DEFINITIONS
Shared use
Where one or more basic amenities (personal washing, toilet or kitchen) are shared by two or more households.
Exclusive use
Where a basic amenity is provided for the use of a single household.
Single household
Person(s) of the same family group, this includes an individual living on their own, an individual living in a group is
also regarded as a single household.
Family
Includes husband, wife, partner, child, stepchild, step parent, grandchild, grandparent, brother, sister, half-brother,
half-sister, aunt, uncle, niece, cousin, foster child.
Unit of living
accommodation
Part of the HMO occupied by a single household, this includes bedrooms in shared houses or flats, bedsitting rooms,
self contained flats (all basic amenities provided for exclusive use of that household).
Hostel
Where board is provided as part of the occupation and it constitutes a persons only or main place of residence.
Hostel includes bed and breakfast and hotel accommodation used by persons as their only and main residence
which is a house in multiple occupation.
SCHEDULE OF AMENITY STANDARDS IN RELATION TO NUMBER OF PERSONS*
1 - 4 persons
No requirement for wash hand basins in sleeping rooms.
At least 1 bathroom and 1 WC (the bathroom and WC may be combined).
5 persons
1 WHB in each sleeping room (where reasonably practicable having regard to the property age, size, layout, character and
existing provision) plus
1 bathroom AND
1 separate WC with WHB (but the WC can be contained within a second bathroom).
6 - 10 persons
1 WHB in each sleeping room (where reasonably practicable having regard to the property age, size, layout, character and
existing provision) plus
2 bathrooms AND
2 separate WCs with WHBs (but one of the WCs can be contained within one of the bathrooms.).
11 - 15 persons
1 WHB in each sleeping room (where reasonably practicable having regard to the property age, size, layout, character and
existing provision) plus
3 bathrooms AND
3 separate WCs with WHBs (but two of the WCs can be contained within 2 of the bathrooms).
*Source: Office of the Deputy Prime Minister 7 April 2006 (letter from Richard Footit) NB. The requirement for a separate WC is met if there is a further full bathroom provided. HMOL7_AMENITY_PROVISIONS_IN_RELATION_TO_NUMBER_OF_PERSONS.doc
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HEREFORDSHIRE COUNCIL AMENITY STANDARDS
MINIMUM ROOM SIZES
ACCOMMODATION WITH FACILITIES SHARED BY OCCUPIERS
These standards apply where there is sharing of some or all facilities i.e. HMOs where:

occupiers live independently of others e.g. single room lettings or bedsit accommodation (kitchen facilities within own room);

occupiers forming a group eg students, professional persons and others who interact socially.
Number
of
persons
Where the room is for the sole use of occupier(s)
1
Kitchen
4m
2
2
5m2
Bedroom
6.5m2
10m2
Combined kitchen and living room
11m2
15m2
Combined bedroom and living room*
9m2
14m2
Combined bedroom, living room & kitchen
13m2
19m2
Number of persons
Where the room is shared by occupiers
1
4
5
6
7 - 10
Kitchen
5m2
6m2
7m2
9m2
11m2
Total communal living space**
13.5m2
17m2
18m2
20m2
27.5m2
* independent living only
** occupiers forming a group (includes kitchens, dining rooms and living
rooms - the kitchen must be at least the minimum size specified above)
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ACCOMMODATION WITH FACILITIES FOR THE EXCLUSIVE USE OF OCCUPIERS
These standards apply where all facilities are for the exclusive use of occupiers forming a single household i.e. an individual or family (husband, wife,
partner, child, stepchild, step parent, grandchild, grandparent, brother, sister, half-brother, half-sister, aunt, uncle, niece, cousin, foster child) i.e.
self contained flats within HMOs.
Number of persons
1
2
3
4
5
Bedroom
6.5m2
10m2
Combined bedroom and living room
9m2
14m2
Combined bedroom, living room & kitchen
13m2
19m2
Kitchen
4m2
5m2
5m2
6m2
7m2
Living Room
8m2
11m2
11m2
11m2
11m2
HOSTELS
These standards apply to HMOs where board is provided as part of the occupancy.
Number of Persons
For exclusive use of occupants
1
Bedroom
6.5m
2
Combined bedroom and living room where no separate living room is provided.
9m2
Family bedroom (2 adults and 1 child under 10 years old)
2
10m
2
14m2
14.5m2 or 18.5 m2 where no separate living room is provided.
Number of persons
For shared use of occupants
Kitchen (all main meals* not provided)
1
4
5
6
7-10
5m2
6m2
7m2
9m2
11m2
Kitchen (all main meals provided)
5m2
5m2
5m2
5m2
7m2
8.5m2
11m2
11m2
11m2
16.5m2
Communal living room (not required if individual bedroom and living room meet
the standard above)
11-15
21.5m
2
16 or more
At the discretion of the Local Authority
*three meals a day (to be provided each day of the week)
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