Information for residents
What is a House in Multiple Occupation (HMO)?
A House in Multiple Occupation (HMO) is a property where three or more people live together and share facilities such as a kitchen or bathroom.
A 'household' could be a single person, or members of the same family living together. This includes people who are married, civil partners or cohabiting couples. It also includes close relatives and foster children living with foster parents.
HMOs provide affordable and flexible housing for many people, including those on lower or moderate incomes, younger residents starting out in work, key workers and people who cannot afford self-contained homes locally.
Most HMOs are well managed and operate without causing problems in the community. However, where HMOs are poorly managed or have been converted without the proper standards, they can have an impact on neighbours and local areas. These impacts are often linked to management issues such as waste, property condition, or how the household is run.
Common issues residents may notice include noise, waste and bin storage problems, overcrowding, unsafe building works and general poor upkeep of the property.
HMO Residents’ Guide
If you live in, or are concerned about, a House in Multiple Occupation (HMO), our Residents’ Guide is the best place to start.
It explains in plain English what HMOs are, what standards they should meet, what issues to look out for, and how to report concerns. It also sets out who is responsible for different issues and what you can expect when you raise a concern. [Link: Read the HMO Residents’ Guide]
Who is responsible for what
Managing an HMO is a shared responsibility, but different roles have different responsibilities.
Landlords are responsible for managing waste provision, controlling anti-social behaviour and maintaining safe and clean communal areas.
Tenants are responsible for using bins correctly and not causing nuisance or anti-social behaviour.
The Council is responsible for enforcing standards, investigating complaints and taking action where needed.
This means that not all issues are caused by one party, but all parties have a role in ensuring that HMOs are well managed and do not impact neighbours.
Reporting concerns
Residents often notice issues before anyone else, and reporting concerns is appropriate and helps the Council take action where necessary.
Do you know of an HMO without a licence? You can report it by completing the report an HMO form or contacting the Residential Team in Environmental Health. Please note that you do not have to give your details.
You can report:
- waste problems or poor bin storage
- anti social behaviour
- unsafe conditions or building concerns
- properties that appear overcrowded or poorly managed
You do not need to be sure that something is wrong. If it feels wrong, you can report it and it will be checked.
Reports can be made:
- online HMO Online Reporting Form
- by email eh.residential@spelthorne.gov.uk
- via councillors if needed
You do not need to provide personal details if you do not wish to.
What happens after you report
Once a concern is reported, the Council may inspect the property, check whether it is licensed, and investigate any planning or building issues. Where necessary, the Council may work with other agencies such as Surrey Fire & Rescue.
If problems are found, action can be taken to improve conditions, address nuisance and ensure that the property is managed properly. This may include requiring works to be carried out or taking enforcement action where standards are not met.
Links
The Management of Houses in Multiple Occupation (England) Regulations 2006 (opens in a new tab)
LACORS Housing Fire Safety Guide (opens in a new tab)
Your reports help keep homes safe, support tenants and protect neighbourhoods.