HMO management duties

Any house in multiple occupation in England (3 or more people forming 2 or more households sharing facilities, or other HMOs under Housing Act 2004 s.254). Converted blocks of flats under s.257 are covered by separate 2007 regulations.

The manager must: display their name, address and phone number prominently and give them to each household; keep fire escape routes clear and in repair, keep fire-fighting equipment and alarms working, display fire escape notices (HMOs with 5 or more occupiers), and take reasonable measures to protect occupiers from injury (including unsafe roofs and balconies and low window sills); maintain water supply and drainage; supply the latest gas safety certificate to the council within 7 days of a written request and not unreasonably interrupt gas or electricity; maintain common parts, fixtures, fittings and appliances; maintain each occupier's living accommodation in good repair; and provide adequate waste disposal facilities.

Deadline

Ongoing

Continuous duties. See hmo-gas-certificate-to-council for the 7-day deadline.

• Photo of the displayed manager contact notice
• Fire alarm and emergency lighting maintenance logs
• Common parts inspection records

Civil penalty

Up to £40,000

Criminal offence

Yes, you can be prosecuted

Other consequences

Failing to comply is an offence under s.234(3) (prosecution or a civil penalty of up to £40,000 per breach for offences on or after 1 May 2026). Statutory guidance starting levels range from £3,000 (information to occupiers) to £20,000 (safety measures).

• Management of Houses in Multiple Occupation (England) Regulations 2006 (SI 2006/372)legislation.gov.uk
• Housing Act 2004, s.234 (management regulations)legislation.gov.uk
• Housing Act 2004, s.249A (civil penalties)legislation.gov.uk

Official guidance

Summarised at a high level; read the regulations for detail. Occupiers also have duties under reg 10.

• Annual gas safety check by a Gas Safe registered engineerIn force since 3 October 1998

  Every gas appliance and flue you provide must be safety-checked by a Gas Safe registered engineer within 12 months of installation and then at least every 12 months, and within the 12 months before any new tenancy starts.

• Keep gas fittings and flues in a safe conditionIn force since 3 October 1998

  Between annual checks you must keep the gas appliances, pipework and flues you are responsible for safe, and act promptly on any defect found.

• Keep gas safety recordsIn force since 6 April 2018

  Keep each gas safety record until two further checks have been made on that appliance or flue, and make it available to occupiers on request.

• Give existing tenants the gas safety record within 28 daysIn force since 3 October 1998

  After each annual gas check, give a copy of the record to every existing tenant within 28 days.

• Give new tenants the gas safety record before they move inIn force since 3 October 1998

  A new tenant must receive a copy of the latest gas safety record before they occupy the property.

• Electrical installation inspection and test at least every 5 yearsIn force since 1 June 2020Fine up to £40,000

  Have the fixed electrical installation inspected and tested by a qualified person before each tenancy starts and at least every 5 years, or sooner if the report says so.

• Give existing tenants the electrical report within 28 daysIn force since 1 June 2020Fine up to £40,000

  After each electrical inspection, give a copy of the report to each existing tenant within 28 days.

• Give new tenants the electrical report before they move inIn force since 1 June 2020Fine up to £40,000

  A new tenant must receive a copy of the most recent electrical report before occupying the property.

• Give prospective tenants the electrical report within 28 days of a written requestIn force since 1 June 2020Fine up to £40,000

  If a prospective tenant asks in writing for the electrical report, you must supply it within 28 days.

• Give the council the electrical report within 7 days of a written requestIn force since 1 June 2020Fine up to £40,000

  If the council asks in writing for the electrical report, you must send it within 7 days.

• Keep the electrical report and pass it to the next inspectorIn force since 1 November 2025Fine up to £40,000

  Keep each electrical report until the next inspection is due or done, and give a copy to the person doing the next inspection.

• Complete electrical remedial or investigative work within 28 daysIn force since 1 June 2020Fine up to £40,000

  If the electrical report records C1 or C2 defects or FI (further investigation), have the work done by a qualified person within 28 days of the inspection, or sooner if the report says so.

• Send written confirmation of electrical remedial work to tenants and the council within 28 daysIn force since 1 June 2020Fine up to £40,000

  After remedial or investigative work, get written confirmation from a qualified person and send it, with the original report, to the tenants and the council within 28 days of completion.

• Smoke alarm on every storey with living accommodationIn force since 1 October 2015Fine up to £5,000

  There must be a smoke alarm on each storey that has a room used wholly or partly as living accommodation, including bathrooms and toilets, throughout the tenancy.

• Carbon monoxide alarm in rooms with a fixed combustion applianceIn force since 1 October 2022Fine up to £5,000

  Any room used as living accommodation that contains a fixed combustion appliance (other than a gas cooker), such as a boiler, gas fire or wood burner, must have a carbon monoxide alarm.

• Check smoke and CO alarms work on the day a new tenancy beginsIn force since 1 October 2015Fine up to £5,000

  On the first day of each new tenancy, check that every required smoke and carbon monoxide alarm is in proper working order.

• Repair or replace faulty smoke or CO alarms after a tenant reportIn force since 1 October 2022Fine up to £5,000

  If a tenant reports that an alarm is not working, check it and repair or replace it as soon as reasonably practicable.

• Assess and control the risk from LegionellaIn force

  Landlords must assess the risk of tenants being exposed to Legionella from the hot and cold water system and put simple controls in place. A test certificate is not required.

• Furniture supplied in a furnished let must meet fire safety rulesIn force

  Upholstered furniture, beds, mattresses, pillows and cushions you provide in a let must meet the Furniture and Furnishings (Fire) (Safety) Regulations, which is normally shown by a permanent label.

• HMO manager: send the gas safety certificate to the council within 7 days of a requestIn force since 6 April 2006Fine up to £40,000

  If the council asks in writing, the HMO manager must send the latest gas safety certificate within 7 days.

• Give tenants the gas safety record (cross-reference)In force

  Give existing tenants a copy of the gas safety record within 28 days of each check, and new tenants the latest record before they move in.

• Give tenants the electrical safety report (cross-reference)In force

  Give existing tenants the EICR within 28 days of the inspection, new tenants before they move in, and prospective tenants within 28 days of a written request.