House of multiple occupancy investigations
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What is a house of multiple occupancy?
A house of multiple occupancy is a rental property (usually a house or flat) in which there are:
- Three or more tenants living there, forming more than one household
- Shared facilities between these tenants, such as kitchens, bathrooms, and toilets
HMOs are usually large houses in which tenants rent their bedrooms, and share the common areas listed above.
House of multiple occupancy investigations
Unfortunately, cases of rogue landlords overfilling their rental accommodation for higher rent return are not uncommon.
If you think you know of a House of Multiple Occupancy and the landlord does not have the relevant licence or is letting the property out illegally, we can help by obtaining the necessary evidence.
Landlords must adhere to different laws and regulations if they are renting out a house of multiple occupancy rather than renting a property out to a household. This is to ensure that people living within a House of Multiple Occupancy are afforded the same rights as people in rented households with added stipulations relating to shared areas.
This includes things such as the overall condition of the property, how clean the common areas are, the quality of the facilities, and the level of fire safety within the property amongst other things.
House of multiple occupation investigations
Bringing down a rogue landlord running HMOs that breach their licence, or one that doesn’t have a licence at all when they should, is reliant on cold hard evidence. Obtaining that evidence should be left to the professionals, and it’s a service we’re proud to offer here at UKPI. We can investigate a landlord who you believe to be breaking the law, and provide you with the proof you need to report them successfully.
Experts in bugging and bug sweeping
Our investigators are highly skilled technicians who are knowledgeable about the latest technology in bugging and bug sweeps, and they will make sure that your conversations are only heard by the intended audience. We will use specialist techniques to find and remove and unwanted surveillance devices from your private surroundings. Require a background check? Our affordable background checking services can help you make the right decision moving forward.
Hidden cameras
Many camera devices can be cleverly concealed, but these disguises are no match for our bug sweeping equipment.
Listening devices
If you’re worried that your private conversations are being listened to, rest assured that we’ll be able to locate any devices making this possible.
Vehicle trackers
Someone may want to know your movements outside of your home, so our bug sweeps involve sniffing out car, van, boat, and bike trackers too.
Telephone and wiretapping
It might seem old school, but it still happens, and we can let you know if that’s what you’re dealing with.
Common house of multiple occupancy issues
Time and again throughout our house of multiple occupancy investigations, we come across the following issues with houses of multiple occupancy:
Poor conditions
Damp, mould, and cold are examples of poor conditions that you may find in an HMO. These could be caused by inadequate glazing, insulation, or rendering.
Overcrowding
Whilst an HMO contains multiple people by very definition, it cannot become overcrowded; a landlord allowing this to happen is committing an offence. A HMO is considered overcrowded if a person aged 13 or older must sleep in the same room as either any person of the opposite sex who is also over 13, or a couple. It is also overcrowded if the space requirements for safe sleeping, set by the UK Government, are not adhered to.
Hazards
If a risk of harm is present because of unsafe elements within an HMO, these are classed as a hazard. Anything from faulty electrics and smoke alarms that don’t work to locks that stick and uneven flooring can present a hazard, and it’s the landlord’s responsibility to rectify these hazards as a matter of urgency, or risk their HMO licence.
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HMOs and the law
Private landlords, letting agents, and property managers are required to be legally licenced under the Housing Act 2004 if they rent out HMOs. They’re legally liable if the property is not properly licensed. There are also some crucial rules around HMOs that both landlords and tenants should be aware of. These include:
- Landlords of HMO properties need to seek a licence from their local council if 5 or more people are living within one property and they make up more than 1 household
- In the case of many UK councils, all HMO landlords need to get a licence even if less than 5 people live there; each HMO landlord should check with their local council
- If a landlord should possess a licence but doesn’t, this is house of multiple occupancy fraud, and they may not be able to evict tenants, and those tenants could also apply to get their rent back
- HMO rules apply to student houses, even if the tenants act like one household and/or have a joint tenancy, unless they are owned by the university; universities are exempt from HMO rules
- HMO licences are given to a landlord once they’ve checked that the home meets HMO criteria, and that it is properly managed; to not seek a licence when you should is HMO fraud
- HMO licences do not apply to homes rented out by the council, the health service, housing associations, cooperatives, or the police force or fire authority
- Landlords of HMOs must fulfil landlord repair obligations, check electrics every five years, and ensure that a gas safety check is carried out annually if applicable
- Landlords of HMOs of five or more people should ensure that there are enough facilities for all tenants to use (including bins), that these facilities are clean and in working order, and that the property is not overcrowded
Why hire UKPI?
Do you suspect there is an illegal HMO on your street? Do you need to know who owns it or how many people are actually living in the property? If so, get in touch with us today for a free, no obligation chat.
Frequently asked questions
What specific issues can you identify as house of multiple occupancy investigators?
UKPI can investigate both safety and occupancy issues, which include compliance with fire safety regulations, electrical and gas safety, cleanliness, structural integrity, overcrowding, and, of course, proper documentation for licensing.
What does a house of multiple occupancy investigator do?
Our investigators will usually visit the property to inspect based around the concerns raised, and gather evidence, including both photos and written reports. We may also interview tenants and gather statements if necessary, following all legal guidelines to ensure our investigation is professional and discreet
What are the benefits of an HMO investigation for tenants?
An HMO investigation performed by UKPI can help tenants move towards living in a safe, legally compliant property. It can provide them with the evidence required for necessary improvements to be made, such as safety upgrades or repairs.
What outcomes can a council expect from an HMO investigation?
Councils receive a detailed report on the property from UKPI, highlighting any issues that violate HMO regulations. This information is crucial for taking action, such as issuing fines, enforcing repairs, or revoking a landlord’s HMO licence if necessary.
How do you ensure confidentiality and privacy during illegal house of multiple occupancy investigations
As a member of the ICO, UKPI adheres to strict confidentiality policies and privacy laws. Any information collected during the investigation is shared only with authorised parties, and tenant identities are protected wherever possible.
Can an HMO investigation lead to legal action against the landlord?
If our investigation uncovers serious legal violations, then yes, councils could use the report to take enforcement action against the landlord. This could take the form of warnings, fines, or in extreme cases, legal proceedings.
How much does an HMO investigation cost?
The cost of an HMO investigation carried out by UKPI will vary; there’s the size of the property, scope of the investigation, and any specific requirements from the tenant or council to consider. Rest assured you’ll receive a detailed and tailored quote from us based on your case after our initial consultation.
How long does an HMO investigation take to complete?
Again this varies; the duration depends on the property size and complexity of the investigation. A basic investigation could take 1-2 days, for example, with additional time for report preparation. More complex cases may require several days to a week. Don’t worry, you’ll get an estimated timeline after our initial consultation.
Contact UKPI today to arrange your House of multiple occupation investigation
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