Advisory standards for houses in multiple occupation April 2017

ADVISORY STANDARDS
FOR HOUSES IN MULTIPLE
OCCUPATION
HOUSING REGULATION TEAM
HOUSING SERVICES
April 2017
LEEDS CITY COUNCIL
ADVISORY STANDARDS FOR HOUSES IN MULTIPLE OCCUPATION
Introduction
These advisory standards assist landlords, managing agents and developers to
design, improve and maintain houses in multiple occupation (HMOs) to a
reasonable standard. The standards cover both licensed and non-licensable
HMOs. These standards relate to Category A – bedsit and Category B – shared
houses only. Separate advice is available for Category C – hostels
Further information about standards for privately rented houses is available on
the council’s website including fire safety standards, HMO management
standards and risk assessments
Enquiries about HMOs can be made to the council’s HMO Team. Telephone:
0113 3784698 or e.mail: hmo.team@leeds.gov.uk.
There is considerable diversity in the way HMOs are occupied and in the health
and safety risks that may be evident. This advice therefore suggests standards
that are appropriate for a wide range of the most common types of HMO. The
standards have been compiled in consultation with landlord representatives of
the Leeds private rented sector.
The advisory standards are flexible and can be adapted to suit circumstances.
The exception is in regard to licensed HMOs where certain national minimum
HMO standards must be complied with and in particular the level of bathroom,
WC and wash basin provision.
As part of the HMO licensing process the council can discuss with landlords any
variations from the advisory standards that may be appropriate for a particular
HMO.
Explanation of categories
The number of amenities and the health and safety precautions that are
appropriate for an HMO are related to the needs of different types of occupiers.
These advisory standards take this into account and suggest different standards
for different categories of HMOs as described below.
Category A HMOs
These are HMOs comprising parts that are rented as individual lettings with
exclusive use of certain rooms. Occupiers may share washing, WC and kitchen
facilities, but do not usually have a communal living room. The occupiers of this
April 2017
type of HMO tend not to have the characteristics of a single household.
Individuals or households may have a letting agreement that specifies the part(s)
of the accommodation that they may occupy.
Typical examples are:
1. Single room bedsits – may have exclusive use of, or may share, personal
washing, WC and kitchen facilities.
2. Flatlets – multi-room lettings sharing some personal washing, WC and kitchen
facilities.
3. None self-contained flats - single or multi-room lettings with their own
exclusive amenities.
Category B HMOs
These are HMOs that are rented to a group of people, commonly students or
young professional adults, on a group/joint contract. Occupiers share personal
washing, WC and kitchen/dining facilities and usually have a communal living
room. The occupiers of this type of HMO tend to have some of the characteristics
of a single household.
General notes to be read in conjunction with the HMO standards provided
on the next pages
No kitchen facility should be more than one floor distance from the users of that
facility. This will not apply if dining facilities are provided on the same or not more
than one floor distance from the kitchen.
No personal washing or WC facility should be more than one floor distance in the
case of a category A HMO, or two floors distance in the case of a category B
HMO, from the users of those facilities.
The term ‘bathroom’, as used in the standards, normally means a bathroom
containing a bath or shower and a wash hand basin but also includes a shower
compartment. The basin should be of an adequate size for normal personal
hygiene purposes including personal washing, the cleaning of teeth and shaving.
A washbasin with a constant adequate supply of hot and cold running water must
be provided for each WC. If the WC is separate from a bathroom then a small
hand rinse basin will suffice.
A standard cooking appliance may comprise four rings or hot plates, an oven and
a grille. Microwave ovens may be satisfactory as supplementary cooking
appliances.An appliance with 2 rings is satisfactory for a one person unit of
accommodation.Sinks must be provided with a draining board and adequate
constant supplies of hot and cold running water.
The provision of a second sink in a shared HMO may not be necessary if a
dishwasher is provided.
3
CATEGORY A & B HMOs - SHARED PERSONAL WASHING & WC
FACILITIES
CATEGORY A HMO
Bathroom 1 per 5 occupiers
WC
1 per 5 occupiers.
Wash
basin
1 per 5 occupiers
1 per 5 occupiers
For up to four occupants
sharing facilities, the WC may
be located within the bathroom.
For up to four occupants sharing
facilities, the WC may be located
within the bathroom.
In HMOs where five or more
occupants are sharing, a WC
must be located separate from
the bathroom for every five
occupants
(see note 1 below)
In licensed HMOs where five or more
occupants are sharing, a WC must be
located separate from the bathroom
(see note 1 below)
Continued on the next page
CATEGORY A HMO
Continued on the next page
CATEGORY B HMO
In non licensable HMOs
accommodating five occupants, a WC
may be located within the bathroom.
Where six or more occupants are
sharing, a WC must be provided
separate from the bathroom (see note
2 below)
One to be provided within each
letting. This is not a
requirement if a sink is
provided within the letting
Cooker
A wash basin must be provided
with every WC
1 per 3 occupiers
Sink
1 per 3 occupiers
April 2017
CATEGORY B HMO
A wash basin must be provided with
every WC
1 for up to 6 occupiers and 1 per 3
occupiers thereafter
1 for up to 6 occupiers and 1 per 3
occupiers thereafter
NOTE
1. In category A HMOs and licensed category B HMOs accommodating 5 or
more people, a WC must be provided separate from the bathroom for every 5
persons. However a WC located within an additional bathroom is satisfactory
as a ‘separate WC’ provided that the arrangements are in accordance with
those described in table 1 provided on page 6.
2. In a non licensable category B HMO accommodating 6 or more people, a WC
must be provided separate from the bathroom for every 5 persons. However a
WC located within an additional bathroom is satisfactory as a ‘separate WC’
provided that the bathroom is shared by no more than four people.
April 2017
Amenity level provision for Category A (bedsit accommodation)(see also
note 3) and Category B (shared houses) in both Licensable and Non
Licensable Houses in Multiple Occupation (HMOs) – (revised August 2007)
Number of
persons
sharing
3 or 4
1 Bathroom
with WC
1 Bathroom
+
1 separate
WC
2 Bathrooms
with WCs



(see note1)
5
X

X
X

3 Bathrooms
With WCs

(see note 1)

(see note
1+2)
6
2 Bathrooms
with WCs
and a
separate WC
or a third
bathroom


(see note 1)



(see note 1)
7
X
X



(see note 1)
8
X
X



(see note 1)
9
X
X
X


(see note 1)
10
X
X
X


(see note 1)
11+
X
X
X
X

 means achieves agreed standards
X means does not meet agreed standards
The term “bathroom” means a room containing a bathing facility which can either be a suitable
bath or shower compartment or both
NOTE 1
Where a separate WC is provided it should be fitted with a wash hand basin with
hot and cold running water (or a continuous supply of adequately heated water)
together with a glazed splashback. Only in exceptional circumstances will the
requirement of personal washing facilities be relaxed. Alternative forms of
personal hygiene will be considered in such situations. Any relaxation must be
agreed in writing with the HMO Licensing team.
April 2017
NOTE 2
It is expected that 5 bedroomed properties will be provided with a WC separate
from any shared bathroom. In exceptional circumstances this requirement may
be relaxed but any relaxation must be agreed in writing with the HMO Licensing
Team. Any compartment containing solely a WC facility should be in compliance
with note 1.
NOTE 3
Category A HMOs – Each unit of accommodation within bedsit accommodation
must be provided with personal washing facilities which will require the provision
of a suitable wash hand basin with hot and cold running water and glazed
splashback unless the unit of accommodation has its own kitchen facilities.
OTHER REQUIREMENTS
All bathrooms and WC facilities must be suitably and adequately heated and
ventilated. They must be of adequate size and layout and must be suitably
located and be fit for purpose.
Each unit of accommodation either within shared accommodation or bedsit
accommodation must be provided with adequate means of space heating.
April 2017
KITCHEN FACILITIES STANDARDS
FACILITY
CATEGORY A
Cooker
1 per 3 occupiers
Sink
Adequate
no.
of
suitably
located
electrical power points
(adjacent to worktop)
Worktops
Food storage
Extractor fan
Fire door to shared
kitchen
Fire blanket
Storage
crockery
utensils
April 2017
space
for
& kitchen
CATEGORY B
1 for up to 6 occupiers and 1 per 3
occupiers thereafter
1 per 3 occupiers
1 for up to 6 occupiers and 1 per 3
occupiers thereafter
4 sockets (2 doubles) plus an
6 sockets (3 doubles) plus an
additional double socket for each
additional double for each
additional household sharing the
additional two persons over 6
kitchen up to a max. requirement of 4 sharing the kitchen. Additional
double sockets. Additional sockets are sockets are needed for a cooker
needed for a cooker or refrigerator.
or refrigerator.
0.5 m2 per user to a max. requirement 0.5 m2 per user to a max.
of 2 m2
requirement of 2 m2
0.4 m3 of a combination of dry,
0.4 m3 of a combination of dry,
refrigerated & frozen food storage per refrigerated & frozen food storage
user
per user
To be provided
To be provided
30 minute fire door set with cold
30 minute fire door set with cold
smoke seals and intumescent strip
smoke seals and intumescent strip
To be supplied but not to be sited
To be supplied but not to be sited
immediately adjacent to or over a
immediately adjacent to or over a
cooker
cooker
Adequate cupboard and/or drawer
Adequate cupboard and/or drawer
space
space
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