The Housing Act 2004 introduced a new definition of a house in multiple occupation. The new definition is detailed and complex.
Generally a house in multiple occupation will be a property occupied by more than one household and more than two people, and may include bedsits, shared houses and some self contained flats.
Houses fully converted into self contained flats will generally not be HMOs provided that they were/are converted in accordance with the appropriate building regulation standards. This will, as a minimum be the 1991 regulations. If the house doesn’t meet the building regulations it may be a HMO as defined by section 257 of the Housing Act, known as S257 HMOs.
The council may declare a property to be a HMO where there is significant usage of the property as a HMO.
You may require planning permission to convert your property to a HMO. See our planning pages for more information including the Article 4 direction for small house in multiple occupation.
If you apply for a HMO licence (Mandatory or Additional) and the property has changed use from C3 (family) to C4 (HMO) or Sui Generis (HMO) without planning permission, you may be granted a licence for only a 12 months period. We will consider every application on its own merits. During this 12 months period, its is expected that you take the opportunity to regularise and put the planning affairs of your property in order by applying for Change of Use permission.
Building control approval does not ensure that your property is HMO compliant. You will still need to ensure your HMO meets Salford’s HMO standards and management regulations.
All HMOs in Salford must adhere to the council's HMO standards. These standards cover things like minimum room sizes, amenity standards and fire safety requirements.
The council will also have regard to The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006.
Below, you can download a copy of Salford’s HMO standards along with a copy of the Lacors fire safety guidance document.
All Mandatory HMOs and HMOs which are subject to Additional HMO Licensing will need a written fire risk assessment. The requirement to submit a fire risk assessment is made under The Housing Act 2004 and you will be required to supply this with your application.
Fire Risk Assessments for certain other buildings are also covered under The Regulatory Reform (Fire Safety) Order 2005.
This is an annual test certificate, which is usually completed by a qualified Electrician or competent fire safety expert, and will confirm that the fire alarm detection system that is installed, is in correct working order.
The following video is a helpful guide for fitting fire doors.
If your HMO has five or more people who form two or more households, you will need a Mandatory HMO Licence.
If your HMO has three or four people who form more than two or more households, you will need an additional HMO licence.
When a licence is granted, a number of licence conditions must be adhered to. These can be downloaded from the bottom of this page.
If your three or four person HMO currently falls in a selective licence area and has a selective licence you will not require an additional HMO licence until that selective licence designation ends.
Alternatively, if your HMO falls in a Selective Licensing area.
There are two sets of regulations:
This legislation places certain duties on the individuals managing the property and no compliance with these regulations may result in a prosecution and/or fine (including a civil penalty).
Please check with the council tax team.
From 17 July 2017, the council will introduce a charge for providing HMO advice.
The charge will be £880 per HMO up to 12 bedrooms (for 13 or more bedrooms a further charge of £40 per additional bedroom will be applied). You will receive three site visits to the HMO, detailed written advice including compliance with space standards, amenity standards, fire safety provisions, landlord licensing requirements and compliance with HHSRS and overcrowding. Should the property be subject to Mandatory HMO Licensing, and on condition that a licence application is submitted within two months of advice being issued, the licence fee will be reduced by £496. If you require more than three site visits, the mandatory HMO fee will not be reduced.
Should you wish to take up this service you must supply us with the following information:
This service does not replace the requirement to obtain planning permission, if required.
Request and pay for advice relating to a HMO property conversion
You can apply for a HMO licence or renew a Mandatory HMO licence below:
You can report a problem HMO to us by completing the online form on our complain about a rented property page.
If you are unable to view documents of these types, our downloads page provides links to viewing software.
This page was last updated on 7 November 2023