If you’re a landlord in Surrey Heath—or considering becoming one—renting out your property as a House in Multiple Occupation (HMO) might seem like a smart move. And it can be.
But there’s a catch: HMOs are subject to some of the strictest housing laws in the UK.
If you get it wrong, you could face fines of up to £30,000 or even be ordered to pay back up to a year’s worth of rent. Not exactly a passive income dream, is it?
This guide is here to walk you through what qualifies as an HMO, when you need a licence, what paperwork you’ll need, and the standards you have to meet to stay compliant and protect your investment.
Plus, if you’re feeling overwhelmed, we offer a full range of services—from fire risk assessments to electrical inspections—to help you tick every box.
What Exactly Is a HMO?
Let’s start with the basics.
A House in Multiple Occupation (HMO) is a property rented out by three or more unrelated people who share facilities like a kitchen or bathroom.
So if you’ve got a house let to a group of working professionals, students, or lodgers, you could be operating a HMO—even if you didn’t realise it.
Common examples include:
- Shared houses and flats
- Bedsits
- Converted buildings with non-self-contained units
The definition is legally grounded in the Housing Act 2004, but what really matters is whether your tenants form more than one household and share key living spaces.
Do I Need a Licence for a HMO in Surrey Heath?
Yes—if there are five or more tenants forming two or more households and sharing facilities, you are legally required to have a HMO licence.
It doesn’t matter if the property is on one floor or three. If you don’t get licensed, you could be prosecuted, fined, or hit with a Rent Repayment Order (RRO)—which means handing back up to 12 months of rent.
💡 Need help preparing your application or ensuring your property meets the minimum requirements? We offer support with everything from fire safety planning to landlord compliance reviews. Contact us today to get started.
What You Need Before You Apply
Before you even think about submitting a HMO licence application, Surrey Heath Borough Council expects you to have a stack of compliance documents ready.
🔍 Your Pre-Application Checklist:
✅ Fire Risk Assessment – Must be reviewed annually or after significant changes
✅ Gas Safety Certificate – Carried out annually by a Gas Safe engineer
✅ Electrical Installation Condition Report (EICR) – Every 5 years
✅ Fire Detection & Alarm Test Certificate – Annual inspection required
✅ Emergency Lighting Test Certificate – Annual inspection
✅ Fire Extinguishers Certificate – Or proof of recent purchase
✅ PAT Testing – Annual testing for all landlord-supplied appliances
✅ Criminal Record Declaration – Required if you’ve declared any convictions
✅ Energy Performance Certificate (EPC) – Only if your current one is over 10 years old
✅ Asbestos Survey – If relevant to the age or condition of the property
✅ Details of Refurbishments or Rewiring – If applicable
✅ Landlord Accreditation – If you’re newly accredited or details have changed
📌 Need help pulling this together? We can arrange everything from EICRs and PAT testing to fire extinguisher servicing. One call, and we’ll handle the lot.
What Standards Must a Surrey Heath HMO Meet?
Once you’re licensed, that’s just the beginning. Your property must meet ongoing safety and amenity standards.
Here’s what that means in practical terms:
🔥 Fire Safety
- An up-to-date Fire Risk Assessment
- Smoke detectors, fire doors, fire blankets, and clear escape routes
- Annual testing of alarm systems, emergency lighting, and extinguishers
👉 We can carry out your full fire risk assessment and ensure you’re fully compliant with the latest LACORS guidance.
⚡ Electrical & Gas Safety
- A current Gas Safety Certificate
- An EICR (electrical safety report) every five years
- PAT testing for any portable electrical appliances you provide
👉 Need an inspection fast? We’ll send a qualified engineer and handle the paperwork.
🛁 Washing & Toilet Facilities
- One toilet and one bath/shower per 5 tenants
- A basin in every unit (where practical), or in shared bathrooms
- All plumbing must be hygienic, working, and safe
🍽️ Kitchen Requirements
- At least one full kitchen per 5 people or 3 separate households
- Must include: sink with hot/cold water, cooker, fridge, freezer, extractor fan, worktops, and lockable food storage
- Appropriate fire precautions and refuse disposal
📐 Minimum Room Sizes
- 6.51 m² – for one adult (over 10 years old)
- 10.22 m² – for two adults
- 4.64 m² – for one child under 10
- No room under 4.64 m² can be used for sleeping
Management Standards: Not Just Red Tape
All HMO landlords—whether licensed or not—must comply with the Management of Houses in Multiple Occupation (England) Regulations 2006.
This means:
- Displaying the manager’s name and contact details inside the property
- Keeping shared areas clean and safe
- Ensuring heating, water, electricity, and gas supplies are uninterrupted and well maintained
- Managing refuse and keeping the garden tidy
- Staying on top of annual inspections (fire, gas, and electrical)
⚠️ Failing to meet these standards is a criminal offence. Let us help you keep everything up to code—we offer monthly and annual compliance checks so you don’t have to worry about missing a thing.
What Happens If You Don’t Comply?
Surrey Heath Borough Council takes HMO licensing seriously.
You could face:
- ❌ Fines of up to £30,000
- ❌ Rent Repayment Orders for up to 12 months
- ❌ Criminal prosecution
Don’t risk your investment or reputation. If you’re unsure about anything, give us a call. We can review your property and provide a full compliance action plan.
How to Apply for a Surrey Heath Borough Council HMO Licence
Ready to apply? You can get started directly with Surrey Heath Borough Council:
👉 Apply online or learn more
📞 Or call the Housing Team: 01276 707100
Need support gathering documents or preparing for an inspection? We offer landlord packs and hands-on assistance with every step of the application.
📚 More Resources
Want to dive deeper into the legal side of things?
These links are essential reading:
- 📄 Surrey Heath HMO Information Sheet (PDF)
- 📜 The Management of Houses in Multiple Occupation (England) Regulations 2006
- 📜 The Licensing and Management of Houses in Multiple Occupation and Other Houses Regulations 2006
- 📜 The Licensing and Management of HMOs (Additional Provisions) Regulations 2007
- 📜 Housing Act 2004
✅ Quick-Glance Compliance Checklist
| ✔ Item | Requirement |
|---|---|
| 🔲 | 5+ tenants, 2+ households |
| 🔲 | HMO Licence (if required) |
| 🔲 | Fire Risk Assessment (annual) |
| 🔲 | Gas Safety Certificate (annual) |
| 🔲 | EICR (every 5 years) |
| 🔲 | Fire alarm, lighting, extinguisher testing (annual) |
| 🔲 | PAT testing (if appliances provided) |
| 🔲 | Room sizes meet minimums |
| 🔲 | Kitchen and bathroom facilities |
| 🔲 | EPC valid if older than 10 years |
| 🔲 | Asbestos/refurbishment records (if applicable) |
| 🔲 | Landlord accreditation up to date |
Need Help with your Surrey Heath HMO? We’ve Got You Covered
Running a HMO doesn’t have to be stressful. From fire safety assessments to full property compliance audits, we help landlords like you meet every requirement with confidence.
📞 Call us now to discuss your property or arrange a compliance review.
📧 Or email us for a no-obligation quote—we’ll take care of the paperwork so you can focus on your investment.
