Mandatory HMO Licence Conditions

  • Gas Safety Certificate - The licence holder shall, if gas is supplied to the House in Multiple Occupation, referred to hereinafter as the HMO, produce to Redbridge Council annually for their inspection a gas safety certificate obtained in respect of the HMO within the last 12 months,  The gas safety certificate shall be produced to the Council within 21 days of receiving a written demand.

  • Portable Appliance Testing (PAT) and furniture safety - The licence holder shall keep electrical appliances and furniture made available by him/her in the HMO in a safe condition.
  • Portable Appliance Testing (PAT) and furniture safety - Declaration - The licence holder shall supply Redbridge Council, on demand a declaration by him/her as to the safety of such appliances and furniture.  The declaration shall be produced to Redbridge Council within 21 days of receiving a written demand.
  • Electrical Installation Condition Report - The licence holder shall ensure that every electrical installation in the house is in proper working order and safe for continued use; and shall supply the authority, on demand with a declaration by him/her as to the safety of such installations.
  • Fire Risk Assessment - The licence holder shall carry out a fire risk assessment for the purpose of identifying the general fire precautions and other measures needed to ensure, as far as is reasonable practicable, the safety of the occupiers of the HMO and other persons in the immediate vicinity of the HMO.  The licence holder shall then implement in the HMO the general fire precautions and other measures that have been identified and once implemented shall maintain them and keep them under review. 
  • Smoke alarms - The licence holder shall ensure that a tamper resistant smoke alarm is installed on each floor of the HMO on which there is a room used, wholly or partly, as living accommodation and the alarm shall be kept in proper working order.

  • Carbon monoxide alarm - The licence holder shall install a Carbon Monoxide alarm in every room containing a solid fuel burning appliance, and keep the alarm maintained in proper working order.

  • Carbon monoxide alarm declaration - The licence holder shall supply Redbridge Council, on demand, with a declaration by him/her as to the condition and positioning of such alarms within 21 days of receiving a written demand.

  • Tenancy agreement - The licence holder shall supply to the occupiers of the HMO a written statement of the terms on which they occupy it.

  • Copies of all agreements - The licence holder shall retain copies of all tenancy and/or licence agreements for the duration of the licence. The licence holder shall provide a copy to Redbridge Council within 21 days of receiving a written demand. 

  • Anti-social behaviour - The licence holder shall take all reasonable and practical steps for preventing and dealing with anti-social behaviour and undertaking a thorough process of reasonable and effective steps to deal with any complaints that have been made directly to them or via Redbridge Council or the Metropolitan Police, regarding their occupiers. For the purpose of these conditions, anti-social behaviour is taken to comprise behaviour by the occupants of the HMO and/or their visitors, which causes a nuisance or annoyance to other occupants of the HMO, to lawful visitors to the HMO or to persons residing in or lawfully visiting the locality of the HMO.

  • Complaints - The licence holder shall keep copies of any complaints and/or correspondence relating to anti-social behaviour at the HMO for 3 years and shall provide a copy to Redbridge Council within 21 days of receiving a written demand.

  • Accreditation scheme - The licence holder and/or the property manager must attend a Landlord Development Day organised by the London Landlord Accreditation Scheme (LLAS), or attend a minimum of 5 hours training provided by another recognised training provider within 18 months of the date of issue of the full licence. Alternatively, they shall demonstrate to the satisfaction of Redbridge Council that they have undertaken a minimum of five hours of relevant training or Continuous Professional Development, either preceding the date of issue of the licence or within the 18-month period.

  • Tenants declaration - The licence holder shall provide to Redbridge Council the following information within 21 days of receiving a written demand:

    • The names, ages and numbers of individuals / households accommodated in the HMO specifying which rooms they occupy within the HMO; and
    • The number of individuals in each household.
  • Pests and infestations - Where the licence holder becomes aware of a pest problem or infestation at the HMO within 6 months of any new tenancy they shall take steps to ensure that an appropriate treatment programme is carried out to eradicate the pest infestation. Records of such treatment programmes shall be kept for 12 months and shall be provided to Redbridge Council within 21 days of receiving a written demand.

  • Outbuildings - The licence holder shall ensure that all outhouses, garages, sheds and other structures are kept secure and are not used for living or sleeping accommodation without prior written consent from Redbridge Council. Outbuildings can still be used for storage.

  • Copy of licence - The licence holder shall give the tenant(s) a copy of the licence to which these conditions relate at the start of their tenancy together with an emergency contact number for the licence holder or manager of the HMO. If it is a HMO, a copy of the licence shall also be displayed in a prominent position in the common parts of the HMO.

  • Change notification - The licence holder shall inform the Housing Standards Team at Redbridge Council in writing within 21 days of any of the following:

    • A change in ownership or management of the HMO;
    • Any proposed changes to the construction, layout or amenity provisions (HMOs only) that would affect the licence or licence conditions; and
    • Any changes to their circumstances which could affect their fit and proper person status i.e. any cautions or convictions for any offence involving fraud or other dishonesty, violence, drugs, discrimination, or breach of housing or landlord / tenant law.

  • Tidy areas within curtilage - The licence holder shall put appropriate management and monitoring systems in place to ensure that all gardens, yards and forecourts within the curtilage of the HMO are kept in a reasonably clean and tidy condition and that any boundary fence or wall is maintained in a safe and secure condition.

  • Waste disposal - The licence holder shall comply with the Local Authority scheme and requirements for the storage and disposal of household waste at the HMO pending collection. The licence holder shall ensure that all tenants upon commencement of their tenancy are given details about the refuse storage arrangements, including the collection dates for refuse, recycling and green waste, and how to present their waste for collection.

  • Waste storage - The licence holder shall ensure that no refuse or bulky waste items are kept in the front or rear garden other than in an appropriate storage container for that purpose. If a bulky waste collection has been arranged, the items to be collected may be placed in the front garden awaiting collection on that day only.

  • Parking - The licence holder shall not allow off-street parking which involves mechanical vehicular travel across a footway or verge unless an appropriate footway crossing and dropped kerb has been installed, as approved by the Highways Department.

  • New residents - The licence holder must not allow a new resident to occupy the HMO, or any part of the HMO if that occupation exceeds the maximum number of persons or households as detailed in the schedule of permitted occupation (a new resident means a person who was not an occupier of the HMO and/or the specific room at the date of the issue of the licence).

  • Overcrowding - The licence holder must ensure that rooms other than bedrooms are not used for sleeping purposes and that occupation of bedrooms does not exceed the maximum number as stated in the licence.

  • Access to premises - The licence holder must arrange for access to be granted at any reasonable time and must not obstruct Council Officers carrying out their statutory duties including the surveying of the HMO to ensure compliance with licence conditions and any relevant legislation.

  • Inspections - The licence holder shall ensure that the common parts of the HMO are inspected at least monthly and individual lettings are inspected at least every 6 months to identify any problems relating to the condition, occupation and management of the HMO and a log shall be kept recording inspection details. The log shall include the date and time of inspection, name of person conducting the inspection, issues found and actions taken. The licence holder shall provide a copy of the log to Redbridge Council within 21 days of receiving a written demand.

  • Fire alarm test - The licence holder shall arrange for the fire alarm system to be tested at monthly intervals by a person with adequate knowledge of the system and a log kept recording test details.

  • Fire alarm service - The licence holder shall arrange annual inspection and servicing of the fire alarm system and any emergency lighting system by a competent and suitably qualified person and a log kept recording test details. For the purpose of this condition, a suitably qualified person means an individual or organisation that is accredited by a UKAS certified certification body, to carry out inspection and servicing of fire alarm systems.

  • Minimum standards - The licence holder shall comply with the Council’s approved standards for Houses in Multiple Occupation, a copy of which is available on the Council’s website at https://www.redbridge.gov.uk/housing/private-rentals/guidance-on-hmo-standards/

  • Small room declaration - The licence holder shall notify the Local Housing Authority of any room in the HMO that has a floor area of less than 4.64 square metres.
  • Minimum allowed bedroom size - The licence holder shall not permit any room in the HMO that has a floor area of less than 4.64 square metres to be used as sleeping accommodation.
  • Schedule of rooms in the HMO used as sleeping accommodation

    Maximum permitted room occupancy - The licence holder shall not permit the rooms in the Schedule which are the rooms in the HMO that are used as sleeping accommodation to be used as sleeping accommodation by more persons than the maximum permitted number of persons shown in the Schedule.

  • Notifications - The licence holder shall comply with the requirements of any notification received from the Local Housing Authority with regard to a breach of licence conditions as they relate to the floor area of rooms used as sleeping accommodation and the number of persons using such rooms as sleeping accommodation and shall rectify any such breach of licence conditions within the time period specified in the notification.

  • Fire Doors - The licence holder shall ensure that all doors to rooms used as bedrooms, communal living rooms, shared kitchens and the door to any under stairs cupboard if housing supply meters or electrical consumer units shall be 30-minute fire resisting doors (FD30S). Each door shall be hung on 3 No. 100mm steel or brass hinges. Each door shall be fitted with an approved self-closing device such as an hydraulically operated overhead self-closer or a perko/perkomatic closer. Combined intumescent strips and smoke seals shall be fitted into rebates in the top and sides of each door or door frame. Doors that need to be fitted with security locks shall be fitted with a type of security lock that can be opened from the room side of the door without the aid of a key. Any glazing in fire resisting doors shall be of Georgian wired glass. Any glazing in borrowed lights over doors shall be replaced with Georgian wired glass or the borrowed light removed and infilled with materials affording 30 minutes fire resistance. Upon completion each fire resisting door shall be able to self-close from any point on travel such that the door properly closes and engages the door latch. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.

  • Fire Detection System - The licence holder shall ensure that the following automatic fire detection and alarm system is installed in the HMO. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.
    • Grade A, LD2 systems are required in all HMO properties which have three or more storeys including basements.
    • Grade A - a fire detection and alarm system that is designed and installed in accordance with the recommendations of the BS 5839 part 1 and which comprises a system of electrically operated smoke and/or Heat detectors which are linked to a control panel. The panel must conform to BS 5839 part 4 or equivalent. The system must incorporate manual call points adjacent to all final exits and at each landing level if deemed appropriate.  The alarm signal shall achieve a sound level of at least 65dB(A)in all parts of the building and75dB(A) at all bed heads.
    • LD2 coverage - a system installed throughout the HMO incorporating detectors in all circulation spaces that form part of the means of escape route from the HMO, and in all occupied rooms and areas in which fire might start, which will include all rooms used as bedrooms, communal living rooms, shared kitchens and basements.
    • Grade D, LD2 systems are required in all HMO properties of up to two storeys high.
    • Grade D - a system of one or more mains wired smoke and/or heat detectors each with integral battery standby supply. These are designed to operate in the event of mains failure and therefore can be connected to the local lighting circuit rather than an independent circuit at the main distribution board.
    • LD2 coverage: a system installed throughout the HMO incorporating detectors in all circulation spaces that form part of the means of escape route from the HMO, and in all occupied rooms and areas in which fire might start, which will include all rooms used as bedrooms, communal living rooms, shared kitchens and basements.
    • Wireless Systems - fire detection and alarm systems that are interlinked wirelessly through radio frequency technology are acceptable provided that such systems comply with BS 5839, in particular in respect of certain certification of network coverage in the property.

    Upload certificate on to the on-line application.

  • Fire protection of staircases - The licence holder shall ensure that the underside of the staircase from ground floor to ceiling level where it is exposed or is within an under stairs cupboard and, where applicable, the underside of any staircase rising from first floor level to upper floor levels, shall be upgraded to provide 30 minutes fire resistance. This can be achieved by lining the underside of the staircase with one layer of plasterboard that is at least 12.5mm thick and which is fixed to the underside of the staircase using proprietary plasterboard nails. All joints in the plasterboard shall be scrimmed and skimmed and the plasterboard shall be finished with a skim coat plaster finish. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.

    Self-certify on application.

  • Fire blanket - The licence holder shall supply a fire blanket in each shared kitchen in the HMO and in each bedsitting room within the HMO that has its own cooking facilities. The fire blanket shall comply with BS 6575 and be of the light duty type and be wall mounted at a height of approx. 1.5m and be located closer to the room exit than the cooking facility. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.

  • Fire Separation, including basements, surface finishes and floor coverings

    • The licence holder shall ensure that all walls in the HMO that separate rooms used as bedrooms, communal living rooms and shared kitchens from the staircase enclosure shall provide 30 minutes fire resistance from the room side of the wall. Brick built walls and traditional stud and plasterboard walls will achieve this. Walls that are of lath and plaster construction will not achieve this and will need to be upgraded to provide 30 minutes fire resistance. This can be achieved by removing skirting boards, architraves, etc and all lath and plaster construction from the room side of the wall and lining the exposed studwork with one layer of plasterboard that is at least 12.5mm thick and which is fixed using proprietary plasterboard nails. All joints in the plasterboard shall be scrimmed and skimmed and the plasterboard shall be finished with a skim coat of plaster. All skirting boards, architraves, etc. shall be reinstated upon completion. Walls that separate bedroom from bedroom, or bedrooms from shared kitchens or communal living rooms, need to provide 30 minutes fire resistance from both sides of the wall.

    • The licence holder shall ensure that where a basement storey in the HMO is used for any habitable purposes that there shall be 30 minutes fire separation provided between the basement and the ground floor of the HMO. This will be achieved by lining the underside of the basement ceiling with one layer of plasterboard that is at least 12.5mm thick and which is fixed using proprietary plasterboard nails. All joints in the plasterboard shall be scrimmed and skimmed and the plasterboard shall be finished with a skim coat of plaster.

    • The licence holder shall ensure that any basement storey that is not used for habitable purposes but which is still integral to the HMO, for example where it is used for storage, or it houses the gas and electricity meters, or access to it is required for essential repairs, shall be provided with 30 minutes fire separation between the basement storey and the ground floor of the HMO. This will be achieved by lining the underside of the basement ceiling with one layer of plasterboard that is at least 12.5mm thick and which is fixed using proprietary plasterboard nails. All joints in the plasterboard shall be scrimmed and skimmed and the plasterboard shall be finished with a skim coat of plaster.

    • The licence holder shall ensure that combustible surface finishes are not permitted in the protected means of escape route in the HMO. The surface finishes in the protected means of escape route shall only be of non-combustible materials or materials of limited combustibility, for example brickwork, concrete, plasterboard and plastered finishes, which have a Class 0 surface spread of flame rating. Surface finishes with a Class 1 rating will be acceptable in rooms within the HMO. Surface finishes with a Class 3 rating, for example polystyrene wall and ceiling tiles, are not permitted in the protected means of escape route.

    • The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.

  • Emergency Lighting - The licence holder shall ensure that an emergency escape route lighting system is installed. The system shall comply with BS 5266 and it shall automatically illuminate upon the failure of the power supply to the conventional artificial lighting circuit.  The system shall comprise self-contained, non-maintained luminaires that provide 3 hours of emergency lighting, categorised as NM/3. The luminaires shall be installed in the locations agreed and confirmed by the Local Authority Housing Enforcement Officer. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.  Emergency lighting of the means of escape route is only required in larger buildings with long escape routes, buildings with a complex layout, buildings with no natural or borrowed lighting in the escape route, or buildings with vulnerable occupiers. 

  • Final exit doors - The licence holder shall ensure that all final exit doors from the HMO are fitted with security locks or other opening mechanisms that are openable by the occupiers of the HMO from the inside without the use of a removable key. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.

  • Gas or electric meters or consumer units in the means of escape route - The licence holder shall ensure that any gas or electric meter or electrical installation consumer unit that is located in the means of escape route from the HMO shall be enclosed in fire resisting construction affording 30 minutes fire resistance. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.

  • Loft hatches - The licence holder shall ensure that any loft hatch located in the ceiling over the means of escape route from the HMO or within the ceiling of any room in the HMO other than a bath or shower room shall be upgraded to provide 30 minutes fire resistance. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted. 

  • Window restrictors - The licence holder shall ensure that all windows to habitable rooms in the HMO at first floor level and above are fitted with window restrictors that limit the opening of the main opening light of the window to 100mm and which can be over-ridden in the event of using the window as a means of escape in the event of fire. The licence holder shall ensure that this condition is complied with within 2 calendar months from the date that the HMO licence is granted.
  • Means of escape route - The licence holder shall ensure that the means of escape route from the HMO in the event of fire is maintained free of obstruction and fire risks at all times whilst the HMO is occupied.

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