Houses in Multiple Occupation (HMOs) — properties let to three or more tenants from two or more separate households who share facilities — face stricter regulation than standard residential lets. Electrical safety is particularly important in HMOs because shared facilities, multiple occupants, and sometimes transient tenants create higher electrical risk than in a single-family let.
HMO Licensing and Electrical Safety Conditions
Larger HMOs (those with five or more occupants) require a mandatory licence from the local authority. Many councils also apply additional licensing to smaller HMOs in certain areas. Licence conditions typically include specific electrical safety requirements, which may include current PAT testing certificates, an up-to-date EICR, and evidence of adequate electrical provision for the number of occupants.
The EICR Requirement for HMOs
All private rented sector properties including HMOs have been required to have an Electrical Installation Condition Report (EICR) conducted at least every 5 years (or at change of occupancy) since the Electrical Safety Standards Regulations 2020. Landlords must provide a copy of the EICR to tenants and to the local authority on request.
PAT Testing Requirements in HMOs
All landlord-supplied portable electrical appliances in HMOs should be PAT tested annually at minimum. Given the higher turnover of occupants, more intensive use of appliances, and potential for less careful handling by multiple unrelated tenants, 6-monthly testing is advisable for high-use items such as washing machines, tumble dryers, and cooking appliances.
Common Electrical Hazards in HMOs
- Overloaded circuits from multiple occupants each using high-power appliances
- Extension leads used as permanent wiring solutions in rooms with insufficient sockets
- Damaged appliances not reported by tenants
- DIY electrical work by tenants or previous occupants
- Inadequate earthing in older properties not updated for modern appliance loads
Consequences of Non-Compliance
Failure to comply with HMO electrical safety requirements can result in: licence refusal or revocation, civil penalties of up to £30,000 per offence, rent repayment orders requiring refund of up to 12 months' rent, and potential prosecution. Given these consequences, investing in regular PAT testing and EICR assessments is clearly worthwhile.
