HMO Health and Safety - What Landlords should Know？

Running a House in Multiple Occupation, or HMO, can potentially offer landlords an opportunity to receive stronger rental income, but it also brings additional responsibilities.

经营一套多人合租住宅（House in Multiple Occupation，简称 HMO），可能为房东带来获得更高租金收入的机会，但与此同时，也会带来更多的责任。

However, because several unrelated tenants may live in the same property and share facilities, landlords need to take a careful approach to safety, maintenance and day-to-day management.

然而，由于多名没有亲属关系的租客可能共同居住在同一套物业中，并共用相关设施，因此房东需要更加谨慎地处理物业安全、维护以及日常管理。

为什么健康与安全对于 HMO 如此重要？

Health and safety is central to running an HMO, as the property is used differently from a standard single-let home.

健康与安全是经营 HMO 的核心，因为 HMO 物业的使用方式与普通的单一家庭整租住宅（single-let home）不同。

In a typical HMO, tenants may have their own bedrooms but share kitchens, bathrooms, hallways, stairs and other communal areas.

在典型的 HMO 中，租客可能拥有各自独立的卧室，但共同使用厨房、浴室、走廊、楼梯以及其他公共区域。

This can increase the importance of fire precautions, repairs, maintenance, room sizes, heating, waste disposal and safety checks.

因此，消防措施、维修、维护、房间面积、供暖、垃圾处理以及安全检查的重要性也随之提高。

For landlords, this means health and safety should be strongly considered before buying, converting or letting a property as an HMO.

对于房东而言，这意味着在购买物业、将物业改建为 HMO，或者将物业作为 HMO 出租之前，都应当充分考虑健康与安全问题。

It should also be reviewed regularly while the property is occupied.

在物业有人居住期间，也应当定期对这些事项进行检查。

Ultimately, the key question goes beyond rental income.

归根结底，需要考虑的核心问题并不仅仅是租金收入。

Landlords must be confident that the property can be managed safely, complies with legal requirements, and functions effectively as a shared living space.

房东必须确保物业能够得到安全管理、符合相关法律要求，并且能够作为多人共享的居住空间有效运作。

HMO 房东主要承担哪些健康与安全责任？

There are several health and safety regulations landlords must adhere to, one of the main ones being the Housing Health and Safety Rating System.

房东必须遵守多项健康与安全法规，其中一个主要的制度是 住房健康与安全评级体系（Housing Health and Safety Rating System，HHSRS）。

维修与维护 

(Repairs and maintenance)

Repairs and maintenance are a basic part of HMO health and safety to ensure a safe living environment for the occupants which is free of risks associated with potential hazards and harm.

维修与维护是 HMO 健康与安全管理的基本组成部分，其目的是确保住户拥有安全的居住环境，并避免潜在危险和伤害所带来的风险。

Landlords are responsible for keeping all services and appliances in good working order, maintaining the external fabric of the building and internal living spaces.

房东有责任确保所有设施和电器保持良好的工作状态，同时维护建筑物的外部结构以及内部居住空间。

This matters in HMOs because shared facilities are used by several people.

这一点对于 HMO 尤其重要，因为共用设施会被多名住户共同使用。

A problem with a kitchen, bathroom, heating system, hallway or external access point can affect multiple tenants at once.

厨房、浴室、供暖系统、走廊或外部出入口一旦出现问题，可能同时影响多名租客。

Good maintenance is also part of protecting the long-term condition of the property.

良好的维护也是保护物业长期状况的重要组成部分。

A landlord who deals with repairs proactively is often better placed to avoid bigger issues later.

能够主动及时处理维修问题的房东，通常更有可能避免日后出现更严重的问题。

房间面积（Room sizes）

Room size should be an important consideration for HMO landlords.

房间面积应当是 HMO 房东重点考虑的问题之一。

Before buying, converting or letting an HMO, landlords should check whether rooms meet the relevant requirements and whether the local authority applies higher standards.

在购买、改建或出租 HMO 之前，房东应检查房间是否符合相关要求，同时确认当地政府（local authority）是否规定了更高的标准。

Room sizes must be:

房间面积必须至少达到：

两名成年人：10.22平方米；一名成年人：6.51平方米

Local authorities can also impose larger minimum room sizes if they deem fit.

如果当地政府认为有必要，也可以规定更大的最低房间面积。

Before buying, converting or letting an HMO, landlords should check whether rooms meet the minimum standards and whether the local authority applies a higher threshold.

因此，在购买、改建或出租 HMO 之前，房东应确认房间是否达到最低标准，以及当地政府是否采用了更高的面积门槛。

Room sizes shouldn’t be treated as a technical detail; they affect whether the property is suitable for the intended number of occupants and can influence whether the property can be operated as planned.

房间面积不应仅仅被视为一个技术细节；它会影响物业是否适合计划中的居住人数，也可能影响物业能否按照原定计划作为 HMO 经营。

消防安全（Fire safety）

Fire safety is one of the most important areas for HMO landlords.

消防安全是 HMO 房东最重要的责任领域之一。

There are a few rules that landlords must follow and examples include:

房东必须遵守多项相关规定，例如：

• 必须安装防火门以及门框密封条

• 房屋每一层都必须安装硬接线烟雾报警器（hard-wired smoke alarm）

• 厨房必须安装热感探测器（heat detector）

• 在适用情况下，例如存在燃木炉、燃气设备或正在使用的开放式壁炉时，必须安装一氧化碳探测器

• 家具也是消防安全需要考虑的因素，并且必须具有阻燃性能

  
  

For landlords, these requirements should be considered as part of the property’s overall safety plan.

对于房东而言，这些要求都应当作为物业整体安全计划的一部分加以考虑。

Fire precautions are especially important in non-cohesive shared accommodation because several tenants may be living independently of each other within the same building.

对于由彼此独立生活的租客组成的合租住宅而言，消防措施尤其重要，因为多名租客可能在同一栋建筑中各自独立生活。

燃气安全（Gas safety）

Gas safety is another essential responsibility for HMO landlords.

燃气安全是 HMO 房东的另一项重要责任。

An annual gas safety check on each gas appliance must be carried out annually to receive a Landlord Gas Safety Record or Gas Safety Certificate, and this should be part of the landlord’s regular compliance calendar.

每一件燃气设备都必须每年进行燃气安全检查，以取得 Landlord Gas Safety Record（房东燃气安全记录）或 Gas Safety Certificate（燃气安全证书），并应将其纳入房东日常的合规工作安排中。

If a property has gas appliances, landlords need to make sure checks are completed and records are kept.

如果物业内有燃气设备，房东需要确保完成相关检查，并妥善保存记录。

Gas safety also links to carbon monoxide safety.

燃气安全也与一氧化碳安全密切相关。

Where carbon monoxide detectors are applicable, landlords should make sure they are fitted and maintained.

在需要安装一氧化碳探测器的情况下，房东应确保设备已经安装并得到妥善维护。

电气安全（Electrical safety）

Electrical safety is particularly important in HMOs as multiple tenants may be using the property’s electrical systems and appliances.

电气安全对于 HMO 尤其重要，因为多名租客可能同时使用物业内的电气系统和电器。

Electrics must be tested every five years and that any required work must be completed, and electrical testing shouldn’t be treated as a one-off exercise — it should be part of the ongoing management of the property.

电气系统必须每五年进行一次检测，并完成检测后要求进行的任何必要工程。电气检测不应被视为一次性的工作，而应该成为物业持续管理的一部分。

Where electrical work is required following a test, landlords should make sure it is addressed properly.

如果检测后发现需要进行电气维修或整改，房东应确保相关工作得到妥善处理。

A completed inspection is only part of the process if remedial work is needed.

如果需要进行整改，仅仅完成检查本身并不意味着整个流程已经完成。

便携式电器检测（Portable Appliance Testing / PAT）

Portable appliance testing, often known as PAT, is another consideration for HMO landlords, with the government requiring landlords to regularly carry out portable appliance testing.

便携式电器检测通常简称 PAT，也是 HMO 房东需要考虑的一项内容，政府要求房东定期进行便携式电器检测。

This is particularly relevant where landlords provide appliances for tenant use, whether in individual rooms or shared spaces.

如果房东向租客提供电器使用，无论这些电器位于独立房间还是公共区域，这一点尤其重要。

For HMO landlords, appliance safety should be considered alongside electrical testing, fire safety and day-to-day maintenance.

对于 HMO 房东而言，电器安全应当与电气检测、消防安全以及日常维护一并考虑。

垃圾、回收与供暖

Health and safety in HMOs also covers day-to-day management.

HMO 的健康与安全也涵盖日常管理。

Landlords must ensure there are clear arrangements for waste and recycling, alongside adequate heating across the property.

房东必须确保物业拥有明确、适当的垃圾处理和回收安排，同时整个物业应具有充足的供暖。

These issues can have a significant impact on tenant experience.

这些问题会对租客的居住体验产生重大影响。

In shared homes, waste can accumulate quickly without proper systems in place, while inconsistent heating can affect comfort as tenants use spaces at different times.

在合租住宅中，如果没有适当的垃圾处理制度，垃圾可能很快堆积；与此同时，由于不同租客在不同时间使用各个空间，供暖不稳定也可能影响居住舒适度。

Landlords should make sure both are suitable for the number of occupants and support a safe, functional living environment.

房东应确保垃圾处理和供暖安排与物业的实际居住人数相匹配，并能够提供安全且功能完善的居住环境。

如果物业没有 HMO Licence，HMO 管理规定还适用吗？

HMO management regulations impose duties on managers of HMOs, whether they are licensed or not.

无论 HMO 是否需要或已经取得牌照，HMO 管理法规都会对 HMO 的管理者规定相应责任。

Landlords should contact their local authority to find out more about their responsibilities if they manage an HMO or shared property.

如果房东管理 HMO 或其他合租物业，应联系当地政府，进一步了解自己需要承担的具体责任。

房东应该如何处理 HMO 的健康与安全问题？

Local authority requirements can vary, so landlords should check the standards that apply in the area where the property is located.

不同地方政府的具体要求可能有所不同，因此房东应查询物业所在地适用的标准。

This is particularly important before buying or converting a property.

在购买物业或者将物业改建为 HMO 之前，这一点尤其重要。

A property that appears suitable on paper may require additional works to meet local expectations.

一套从表面条件来看似乎适合经营 HMO 的物业，实际上可能仍需要进行额外工程，才能满足当地政府的要求。

A good starting point is to treat health and safety as part of the investment decision, not just as a compliance task after purchase.

一个好的出发点是：把健康与安全作为投资决策本身的一部分，而不是买完物业以后才考虑的合规工作。

Before buying or converting an HMO, landlords should consider whether the property can meet requirements around room sizes, fire safety, gas safety, electrical testing, appliance safety, repairs, heating, waste management and general suitability for shared occupation.

在购买 HMO 或将物业改建为 HMO 之前，房东应考虑物业能否满足房间面积、消防安全、燃气安全、电气检测、电器安全、维修、供暖、垃圾管理以及整体是否适合多人合租等方面的要求。

Landlords should also think about how the property will be managed once tenants move in.

房东还应该考虑租客入住之后物业将如何管理。

Shared accommodation often requires more active oversight than a standard single-let property.

与普通整租物业相比，合租物业通常需要房东进行更加积极和持续的管理。

经营 HMO 之前，房东应该检查什么？

检查事项包括：

• 物业是否符合 HMO 的定义

• 是否需要 Mandatory HMO Licence

• 当地是否存在 Additional Licensing

• Planning Permission 或 Article 4

   限制是否会影响该物业

• 房间是否符合相关的最低面积要求

• 是否按照要求配置防火门、烟雾报警器、热感探测器和一氧化碳探测器

• 家具是否具有阻燃性能

• 是否安排了年度燃气安全检查

• 电气检测

  是否在有效期内

• 是否定期进行 PAT 便携式电器检测

• 建筑外部和内部居住空间是否得到妥善维护

• 垃圾、回收以及供暖安排是否充分

  
  

These checks should be part of the landlord’s assessment of whether the property can be operated safely and sustainably.

这些检查应该成为房东评估物业能否安全且可持续地作为 HMO 经营的一部分。

管理 HMO 的责任

While compliance is essential, health and safety is also about tenant experience and property quality.

虽然合规至关重要，但健康与安全同样关系到租客的居住体验以及物业本身的质量。

A HMO with well-maintained shared spaces, effective heating, safe appliances, clear waste arrangements and suitable fire precautions is likely to be better for tenants and easier for landlords to manage.

一套拥有维护良好的公共区域、有效的供暖、安全的电器、清晰的垃圾处理安排以及适当消防措施的 HMO，不仅更有利于租客居住，也更容易由房东进行管理。

Health and safety also supports the broader move towards better quality HMOs.

健康与安全管理也有助于推动 HMO 整体向更高质量发展。

For landlords, that means health and safety should be seen as part of running a good HMO — not just meeting a minimum standard.

对于房东而言，这意味着健康与安全应该被视为经营好一套 HMO 的组成部分，而不仅仅是为了达到最低合规标准。

Ultimately, health and safety should be seen as part of the overall standard of the HMO.

归根结底，健康与安全应当被视为衡量 HMO 整体质量标准的一部分。

By taking a proactive, well-informed approach, landlords can create a property that is not only compliant, but also safe, practical and fit for modern shared living.

通过采取主动且充分了解相关规定的管理方式，房东可以打造出一套不仅符合法规要求，同时也安全、实用并适合现代多人合租生活的物业。