Houses in Multiple Occupation amenity guidance
Foreword
Houses in Multiple Occupation (HMO) are an important source of accommodation in the private rented sector. However, problems in this type of accommodation can arise because the level of provision of the amenities and facilities vary, some HMOs lack sufficient amenities and facilities for the number of occupiers. Room sizes can also vary and rooms can be of insufficient floor space for the occupant(s) to live comfortably.
Amenity standards relating to HMOs are provided for in the Housing Act 2004, section 65 in the form of 'nationally prescribed' and 'locally adopted' standards. The Licensing and Management of Houses in Multiple Occupation and other Houses (Miscellaneous Provisions) (England) Regulations 2006 provides more detail of the nationally prescribed standards. The objective of the national standards is to ensure a consistent approach to amenities, but not prescribe in detail what the standards ought to be. Where the Government have laid down national standards the Council have added further guidance and where no national standard has been prescribed the Council have applied its own locally adopted standards.
It is important for the Council to have a set of amenity and space standards by which HMOs can be assessed. The Amenity Standard Guidance will assist the Council to achieve consistency in ensuring satisfactory amenities, facilities and room sizes in HMOs. It will also enable owners, landlords, managing agents, tenants and other interested parties to know the amenity, facility and living space requirements in a HMO for a given number of occupants. By following the guidance providers of accommodation will ensure that they are meeting the minimum requirements and that occupiers are living in good quality housing.
The standards set out in the document are usually regarded as a MINIMUM but are a guide only. Upon inspection of a property other factors may be taken in to account, therefore allowing a degree of flexibility in certain circumstances. These factors could include the shape and amount of usable living space, or the needs and wishes of the occupant(s).
Whilst the Amenity Standard Guidance is produced with the aim that HMOs subject to Mandatory HMO Licensing should achieve the minimum standards set out in this document, the Council will also have regard to the guidance and interpretation detailed within the document when considering amenity standards in non-licensable HMOs.
Where any discrepancies arise the Council would use the provisions within the Housing Act 2004 to assess a HMO under the Housing Health and Safety Rating System (HHSRS).
Legislation may change over time and the advice given is based on the information available at the time this guidance was produced. The Council may at any time revise the Amenity Guidance to reflect changes in legislation, guidance and good practice.
Categories of Houses in Multiple Occupation
There are several categories that apply to both licensable and non licensable HMOs.
Category A (Bedsit Accommodation)
These are HMOs which have been converted into a number of separate non-self-contained bedsit lettings or floor-by-floor lets. Typically there will be individual cooking facilities within each bedsit, but alternatively there may be shared cooking facilities in a communal kitchen or a mixture of the two. Toilets and bathing/washing facilities will mostly be shared. There is unlikely to be a communal living or dining room. Each bedsit will be let to separate individuals who will live independently, with little or no communal living between tenants. Each letting will have its own individual tenancy agreement and there will usually be a lock on each individual bedsit door.
Category B (Shared Houses and Shared Flats)
Houses occupied on a shared basis. Occupied by members of a defined social group e.g. students or work colleagues or friends as joint tenants. They will generally commence their occupation at roughly the same time and be jointly responsible for paying the rent and complying with tenancy conditions often under a single joint tenancy agreement. There must be a communal living room provided. Each occupant will have their own bedroom but will share the kitchen, bathroom and living room. There is usually a significant level of social interaction between the occupants, the tenants will share facilities such as laundry equipment, television etc.
Category C (Household with Lodgers)
Household with lodgers where a resident landlord rents out rooms within the property. For this type of property to be a HMO, there must be 3 or more lodgers able to reside at the property at any one time.
Category D (Hostels and Bed and Breakfast Establishments)
Houses generally referred to as "hostels", "guesthouses" and "bed-and-breakfast hotels" or the like. These will provide accommodation for people with no other permanent place of residence as distinct from hotels, which provide accommodation for temporary visitors to an area. This category would include establishments used by local authorities to house homeless families pending permanent placement and similar establishments, which provide accommodation for people who would otherwise be homeless. It would also include bona fide hotels used for such purposes, even on a casual basis, and hotels housing a mixture of homeless households and visitors.
Some or all meals may be provided on a catered basis, however some hostels operate on a fully self catering basis. There must be a communal living room and dining room, alternatively there may be rooms which provide a combination of communal areas.
Each occupant (or family) will usually have exclusive use of a room, but would share a kitchen, bathrooms and communal rooms.
Category F (Self Contained Flats within an HMO*)
Flats converted into single occupation with no sharing of amenities, all amenities are behind the front door.
*Not to be confused with flats in multiple occupation
1.0 Room sizes and permitted occupation
Where stated, room sizes are provided as a minimum and in all cases consideration will be given to the shape and usable living space of any room in determining whether and by how many people it is suitable for occupation by.
The following minimum space standards shall be met. The maximum number of persons who may occupy any room or rooms, as a household shall not exceed the numbers indicated.
The methodology described below is that to be followed for the calculation of the floor area of a room for the purpose of determining the number of persons who may sleep in that room.
Subject to the above, the floor shall be measured as to:
- include any floor space formed by a bay window; and
- include any floor space which is covered or occupied by fixed cupboards
- exclude any floor space covered by a projecting chimney breast
- exclude any floor space which is contiguous with the entrance to the room (and is formed so as to be only as wide as the door entrance) and is effectively a corridor to the main body of the room.
All measurements for the purpose of calculating the floor area shall be made at floor level and subject to the above shall extend to the back of all projected skirting boards.
A new resident must not be permitted to occupy the house or any part of the house if that occupation:
- exceeds the maximum permitted number of persons for the house
- exceeds the maximum permitted number of households
- exceeds the maximum permitted number of persons for any room to be used as sleeping accommodation
A new resident means a person who was not an occupier of the house and/or the specific room at the date of the issue of the licence.
Where rooms are occupied by more than one person over the age of 10, those persons must be of the same sex, or living as partners.
It is acceptable for two unrelated people to share, only with the written consent of both occupants.
In general, all standards for floor space apply whatever the age of the occupants. In any situation where children may be occupying the HMO you should contact the Private Sector Housing Team for advice.
The licence holder must ensure that only designated rooms are used for sleeping accommodation and that the common areas, including shared living rooms, kitchens, hallways, storage rooms etc of the house are not used for sleeping, either by tenants or their guests.
1.0 Room sizes and permitted occupation (Category A - bedsit accommodation)
Category A - bedsit accommodation with communal kitchen(s)
One person unit of accommodation
Where the unit of accommodation consists of 1 room only:
| Minimum room size | Circumstances |
|---|---|
| 8.5 m² | Where the occupant has access to a separate shared lound of appropriate location and size |
| 10.22 m² | Where the occupant DOES NOT have access to a separate shared lounge of appropriate location and size |
Where the unit of accommodation consists of 2 or more rooms:
| Minimum room size | Type of room |
|---|---|
| 6.51 m² | Single bedroom |
| 9.0 m² | Lounge |
Two or more person unit of accommodation
Where the unit of accommodation consists of 1 room only:
| Minimum room size | Circumstances |
|---|---|
| 11.0 m² | Where the occupants have access to a separate shared lound of appropriate location and size |
| 13.0 m² | Where the occupant DO NOT have access to a separate shared lounge of appropriate location and size |
Where the unit of accommodation consists of 2 or more rooms for the use of 2 persons:
| Minimum room size | Type of room |
|---|---|
| 6.51 m² | Single bedroom |
| 10.22 m² | Double bedroom |
| 12.0 m² | Lounge |
| 15.0 m² | Combined lounge and bedroom |
Category A - bedsit accommodation where cooking facilities are located within a bedsit
One person unit of accommodation
Where the unit of accommodation consists of 1 room only:
| Minimum room size | Circumstances |
|---|---|
| 9.5 m² | Bed/sitting room including kitchen, where the occupant has access to a separate shared lounge of appropriate location and size |
| 13.0 m² | Bed/sitting room including kitchen, where the occupant DOES NOT have access to a separate shared lounge of appropriate location and size |
Where the unit of accommodation consists of 2 or more rooms for the use of 1 person:
| Minimum room size | Type of room |
|---|---|
| 3.5 m² | Kitchen |
| 6.51 m² | Single bedroom |
| 9.0 m² | Lounge |
| 11.0 m² | Combined lounge and kitchen |
Two or more person unit of accommodation
Where the unit of accommodation consists of 1 room only:
| Minimum room size | Circumstances |
|---|---|
| 13.0 m² | Bed/sitting room including kitchen for 2 persons, where the occupants have access to a separate communal lounge |
| 19.5 m² | Bed/sitting room including kitchen for 2 persons, where the occupants DO NOT have access to a separate communal lounge |
Where the unit of accommodation consists of 2 or more rooms for the use of 2 persons:
| Minimum room size | Type of room |
|---|---|
| 4.5 m² | Kitchen |
| 6.51 m² | Single bedroom |
| 10.00 m² | Living room |
| 10.22 m² | Double bedroom |
| 15.0 m² | Combined lounge and kitchen |
| 15.0 m² | Bed/sitting room |
1.0 Room sizes and permitted occupation (Category B - shared house)
| Room description | Number of persons | |
|---|---|---|
| 1 | 2 | |
| Bedroom | 6.51m2 | 10.22m2 |
1.0 Room sizes and permitted occupation (Category C - hostel and bed and breakfast accommodation)
| Room description | Number of persons | |||
|---|---|---|---|---|
| 1 | 2 | 3 | 4 | |
| Bedroom | 8.5 m² | 10.22 m² | 15.0 m² | 19.5 m² |
Bedrooms that accommodate up to 4 members of the same household may be permitted, but in all other cases there shall be a maximum of 2 persons per room.
1.0 Room sizes and permitted occupation (communal rooms - kitchen, living room, dining room etc.)
Where the number of persons sharing a communal room is not given, the Private Sector Housing team will use its discretion regarding the total amount of floor area required.
Shared kitchens
Shared kitchens will be intensely used with perhaps several people attempting to prepare their own separate meals at the same time.
It is therefore important for there to be adequate space for all of the facilities as detailed in sub-section 3.0. The kitchen is to be properly arranged so that food can be safely and hygienically prepared and cooked.
The overall floor area may not be so important as the useable space available. For instance a large kitchen with three or four doorways opening into it may have less usable space than a smaller kitchen with only one or two doorways.
Kitchens must not be shared by more than 10 persons unless written permission to do so has been sought and granted by the Private Sector Housing Division.
| Room description | Number of persons sharing | |||||
|---|---|---|---|---|---|---|
| up to 5 | 6 | 7 | 8 | 9 | 10 | |
| Shared kitchen | 7.0 m² | 8.5 m² | 10.0 m² | 11.5 m² | 13.0 m² | 14.0 m² |
Shared lounges
If shared lounge space is provided then it shall be a minimum of 11.0 m² for the first 5 users and 1.5m² for each additional user, subject to the discretion of the Private Sector Housing Division. It must contain adequate seating for the number of users, a coffee table and a television should be provided. (A current TV Licence must be in place).
| Room description | Number of persons sharing | |||||
|---|---|---|---|---|---|---|
| up to 5 | 6 | 7 | 8 | 9 | 10 | |
| Shared lounge | 11.0 m² | 12.5 m² | 14.0 m² | 15.5 m² | 17.0 m² | 18.5 m² |
Dining rooms
Dining rooms shall contain sufficient tables and chairs for the number of users.
| Room description | Number of persons sharing | |||||
|---|---|---|---|---|---|---|
| up to 5 | 6 | 7 | 8 | 9 | 10 | |
| Dining room | 7.0 m² | 8.5 m² | 10.0 m² | 11.5 m² | 13.0 m² | 14.0 m² |
Kitchen/dining rooms
Shared kitchens/diners will be intensely used with perhaps several people attempting to prepare and eat their own separate meals at the same time.
It is therefore important that there is adequate space for all of the facilities. The kitchen/diner is to be properly arranged so that food can be safely and hygienically prepared and cooked.
The overall floor area may not be so important as the useable space available. For instance a large kitchen/diner with three or four doorways opening into it may have less usable space than a smaller kitchen with only one or two doorways.
Kitchens shall not be shared by more than 10 persons unless written permission to do so has been sought and granted by the Private Sector Housing Division.
| Room description | Number of persons sharing | |||||
|---|---|---|---|---|---|---|
| up to 5 | 6 | 7 | 8 | 9 | 10 | |
| Kitchen/dining rooms | 11.5 m² | 12.5 m² | 13.5 m² | 14.5 m² | 15.5 m² | 16.5 m² |
Lounge/dining rooms
| Room description | Number of persons sharing | |||||
|---|---|---|---|---|---|---|
| up to 5 | 6 | 7 | 8 | 9 | 10 | |
| Lounge/dining rooms | 18.0 m² | 20.0 m² | 22.0 m² | 24.0 m² | 26.0m² | 28.0 m² |
2.0 Washing facilities
2.1 Where all or some of the units of living accommodation in an HMO do not contain bathing and toilet facilities for the exclusive use of each individual household:
There must be an adequate number of bathrooms, toilets and wash-hand basins (suitable for personal washing) for the number of persons sharing those facilities; and where reasonably practicable there must be a wash hand basin with appropriate splash back in each unit other than a unit in which a sink has been provided, having regard to the age and character of the HMO, the size and layout of each flat and its existing provision for wash-hand basins, toilets and bathrooms.
Shower rooms may be substituted for bathrooms where appropriate.
| Number of sharing people | Requirement |
|---|---|
| 1-4 persons | No requirement for wash hand basins in sleeping rooms. At least 1 bathroom and 1 toilet (the bathroom and toilet may be combined) |
| 5 persons | 1 wash hand basin required in each sleeping room except for where a sink is provided in the room plus:
|
| 6-10 persons | 1 wash hand basin required in each sleeping room except for where a sink is provided in the room plus:
|
| 11-15 persons | 1 wash hand basin required in each sleeping room except for where a sink is provided in the room plus:
|
For Category B HMOs - Shared houses, where the property is provided with a sufficient number of toilet compartments and bathrooms which have wash hand basins installed, the Council will not require the provision of a wash hand basin in every sleeping room.
2.2 All baths, showers and wash hand basins in a HMO shall be equipped with taps providing an adequate supply of cold and constant hot water.
2.3 All bathrooms shall be suitably and adequately heated and ventilated.
2.4 All bathrooms and toilet compartments shall be of an adequate size and layout.
2.5 All baths, toilets and wash hand basins must be maintained and operate in the manner intended.
2.6 All bathrooms and toilets shall be suitably located in or in relation to the living accommodation in the HMO.
2.7 Suitably located means that there shall be bathroom and toilet facilities not more than one floor distance from the unit of accommodation it serves.
2.8 All baths, showers and wash hand basins in a HMO shall be provided with an appropriate splash back that is waterproof and easily cleanable and meet the following requirements:
- The splash back to a wash hand basin or bath shall be to all adjacent walls and be a minimum of 300mm high and extend to at least equal width of the bath/wash hand basin and all joints shall be adequately sealed.
- In the case of a shower, whether in its own compartment or over the bath, the splash back shall be to all adjacent walls and be a minimum of 150mm above the height of the showerhead and up to the edge of a fixed shower screen. Where a shower curtain is used the splash back shall extend to 300mm beyond the shower curtain. All joints shall be adequately sealed.
2.9 All above and below ground drainage shall comply with current Building Regulations.
2.10 A wash hand basin shall be provided in each separate toilet compartment, with a continuous supply of hot and cold running water.
2.11 The walls and floor of any toilet compartment and bathroom shall be reasonably smooth, non-absorbent and capable of being easily cleaned.
2.12 Hot water may be provided by any of the following methods:
- piped from boiler and storage
- immersion heater
- fixed gas appliance such as a multipoint
- instantaneous electric heaters (only to wash hand basins and electric showers) having a minimum rating of 6KW.
3.0 Heating
3.1 Heating shall be provided in every habitable room and bathroom. The heating shall be capable of maintaining a 21 degrees Celsius (°C) temperature difference with the external air when the outside temperature is 1°C. (The provision of insulation can assist in meeting this standard.)
3.2 Such heating provision shall be capable of being used at any time.
3.3 All heating sources shall be provided with thermostatic controls to allow the occupant(s) to regulate the temperature.
3.4 Heating may be by means of:
- central heating
- gas heaters connected to a suitable flue or terminal outlet
- oil heaters connected to a suitable flue and terminal outlet
- electricity. Any electrical heater shall be a fixed installation and connected via a fused spur for the sole use of the appliance.
The use of portable paraffin or oil fired heaters and liquefied petroleum gas heaters (LPG) (Bottled Gas heaters) shall not be acceptable under any circumstances, whether provided by the landlord or the tenant.
4.0 Communal kitchens
Kitchens shall not be shared by more than 10 persons unless written permission to do so has been sought and granted by the Private Sector Housing Division.
4.1 Where all or some of the units of accommodation within the HMO do not contain any facilities for the cooking of food.
4.1.1 There must be a kitchen, suitably located in relation to each unit of accommodation and of such layout and size and equipped with such facilities so as to enable those sharing the facilities to store, prepare and cook food.
Suitably located kitchen means that there shall be kitchen facilities not more than one floor distant in relation to each unit of accommodation. There may be occasions however where this provision is not practicable and further advice should be obtained from the Private Sector Housing Division.
Shared kitchens shall be of a minimum size suitable for the number of occupants sharing that facility. Room sizes are detailed separately.
4.2 The kitchen must be equipped with the following equipment, which must be fit for purpose and supplied in a sufficient quantity for the number of occupiers sharing the facilities.
4.3 Cookers
4.3.1 Shared kitchens shall be equipped with cookers that have a minimum of 4 rings, a standard sized oven and grill.
4.3.2 They shall be provided at a ratio of one per 5 persons sharing the kitchen.
4.3.3 Where a shared kitchen is used by 6 persons the provision of a cooker with more than 4 rings and more than one oven, or a combination microwave oven (in addition to a cooker with 4 rings, an oven and a grill) may be treated as meeting this standard where the Council considers such provision adequately meets the occupiers needs.
4.3.4 When the shared kitchen is used by 6- 10 persons then 2 cookers each with a minimum of 4 rings, a standard sized oven and grill shall be provided.
4.4 Sinks with draining boards
4.4.1 Shared kitchens shall be equipped with sinks and draining boards at a ratio of one sink for 5 persons.
4.4.2 Where a shared kitchen is used by 6 persons the provision of a double-bowled sink, or a dishwasher (in addition to a sink) may be treated as meeting this standard where the Council considers that such provision adequately meets the occupiers needs.
When the shared kitchen is used by 6- 10 persons then 2 sinks and 2 draining boards shall be provided.
4.5 Worktops (for the preparation of food)
4.5.1 Worktops shall be provided at a minimum of 600mm depth and a minimum length of 500mm work surface per user. However, at least one area shall provide a work surface of a minimum dimension of 1000mm x 600mm.
4.6 Electrical sockets
4.6.1 In addition to any sockets provided for appliances required by these standards, socket outlets shall be provided above worktop height for the use of occupants at the following ratio:
| Number of occupiers | Number of sockets |
|---|---|
| 2-3 occupiers | 2 doubles |
| 4-6 occupiers | 3 doubles |
| 7 - 10 | 4 doubles |
4.7 Cupboards (for the storage of food and cooking utensils)
4.7.1 Each household shall be provided with an adequately sized cupboard for the storage of food and kitchen utensils. (Minimum requirement of one 500mm wide base unit or one 800mm wide wall unit per household). These may be located either within the shared kitchen or within the unit of accommodation. Cupboards sited in the shared kitchen shall be lockable. The space located below the sink ventilated or otherwise should not be treated as a food cupboard for the purpose of this standard.
4.8 Refrigerators and freezers
4.8.1 A refrigerator of sufficient capacity to provide 150 litres of storage space for every 5 persons utilising the shared kitchen shall be provided.
4.8.2 A freezer of sufficient capacity to provide 100 - 150 litres of storage for every 5 persons utilising the shared kitchen shall be provided.
Alternatively a tall upright fridge freezer will be acceptable for every 5 persons, these usually have a fridge capacity of around 140 to 180 litres and a freezer capacity of around 70 to 90 litres.
4.9 Hot water
4.9.1 Each sink supplied shall be equipped with taps providing an adequate supply of cold and constant hot water. Hot water may be provided by any of the following methods:
4.10 Kitchen surfaces and splash backs
4.10.1 All sinks and worktops in a kitchen shall be provided with an appropriate splash back.
All wall surfaces shall be smooth and capable of being readily cleansed. Surfaces immediately adjacent to cookers shall be of a hardwearing, solid impervious finish and any joints between the sink, drainer or worktop and the adjacent wall shall be sealed and watertight.
Splash backs shall be waterproof and easily cleanable and meet the following requirements:
- The splash back to the sink shall be to all adjacent walls and be a minimum of 300mm high and extend to at least equal to the length and width of the sink and all joints shall be adequately sealed.
- The splash back to the worktop shall be to all adjacent walls and be a minimum of 300mm high and extend to at least equal length and width of the worktop and all joints shall be adequately sealed.
Hostels providing meals
The facilities for preparation, cooking and serving of food shall comply with the Food Safety (General Food Hygiene) Regulations 1995. Kitchen facilities for the cooking and preparation of food for residents as part of the service provided by the establishment shall not be allowed to be used by residents. Separate provision for residents to prepare and cook their own food shall be provided within the property. Kitchen facilities for the purpose of (b) above shall be available for use 24 hours a day and the cost of running the appliances will be included in the residential charge.
5.0 Kitchens provided within the unit of accommodation
5.1 Where a unit of accommodation contains kitchen facilities for the exclusive use of the individual household, and there are no other kitchen facilities available for that household, that unit shall be provided with:
5.2 Cooker
5.2.1 The minimum requirement is for two rings/hot plates together with a minimum 28 litre oven and grill.
5.2.2 Where bedsits are occupied by 2 persons the requirement is for 3 rings/hot plates, together with a minimum 28 litre oven and grill.
5.3 Sink with draining board
5.3.1 Each bedsit shall be provided with a suitably sized sink and drainer
5.3.2 Each sink shall be equipped with taps providing an adequate supply of cold and constant hot water.
5.4 Worktops (for the preparation of food)
5.4.1 Fixed worktops shall be provided at a minimum of 600mm depth and a minimum total length of 1000mm per user.
5.5 Electrical sockets
5.5.1 In addition to any sockets provided for appliances required by these standards, 2 double socket outlets shall be provided above worktop height for the use of occupants.
5.6 A cupboard (for the storage of food and cooking utensils)
5.6.1 Each bedsit shall be provided with an adequately sized cupboard for the storage of food and kitchen utensils. (Minimum requirement of one 500mm wide base unit or one 800mm wide wall unit per household). The space located below the sink ventilated or otherwise should not be treated as a food cupboard for the purpose of this standard.
5.7 Refrigerators and freezers
5.7.1 A refrigerator of sufficient capacity to provide approximately 100 litres of storage space for every user
5.7.2 A freezer of sufficient capacity to provide approximately 15 litres of storage for every user.
5.8 Hot water
5.8.1 Each sink supplied shall be equipped with taps providing an adequate supply of cold and constant hot water. Hot water may be provided by any of the following methods:
- Piped from boiler and storage
- Immersion heater
- Fixed gas appliance such as multipoint
- 3KW heater with a 7 litre storage reservoir
5.9 Kitchen surfaces and splash backs
5.9.1 All sinks and worktops in a kitchen shall be provided with an appropriate splash back.
5.9.2 All wall surfaces shall be smooth and capable of being readily cleansed. Surfaces immediate adjacent to cookers shall be of a hardwearing, solid impervious finish and any joints between the sink, drainer or worktop and the adjacent wall shall be sealed and watertight.
5.9.3 Splash backs shall be waterproof and easily cleanable and meet the following requirements:
- 5.9.4 The splash back to the sink shall be to all adjacent walls and be a minimum of 300mm high and extend to at least equal to the length and width of the sink and all joints shall be adequately sealed.
- 5.9.5 The splash back to the worktop shall be to all adjacent walls and be a minimum of 300mm high and extend to at least equal length and width of the worktop and all joints shall be adequately sealed.
6.0 Fire precautionary facilities
6.1 Appropriate fire precaution facilities and equipment must be provided of such type, number and location as is considered necessary.
6.2 Stockton-on-Tees Borough Council in consultation with Cleveland Fire Brigade, has produced separate fire safety guidance in line with the Local Authorities Co-ordinators of Regulatory Services (LACORS).
7.0 Lighting
7.1 All habitable rooms shall have an adequate level of natural lighting, provided via a clear glazed window or windows and/or door(s), the glazed area to be equivalent to at least 1/10th of the floor area and to extend normally to a point 1.75m above floor level.
Basement rooms used for human habitation shall, in addition to the requirement above, have sufficient natural lighting for their purpose.
All staircases, landings, passages, kitchens, bathrooms and toilet compartments shall be provided, where practicable, with a window. Windows to bathrooms and toilet compartments are to be glazed with obscure glass.
Adequate electric lighting points shall be provided to all habitable rooms, staircases, landings, passages, kitchens, bathrooms and toilet compartments. All lighting to common parts to be provided maintained and paid for by the landlord or their agent. Lighting to staircases, landings and passages may be controlled by time switches or other devices having a similar effect.
8.0 Water supply
8.1 Each unit of accommodation shall be provided with a supply of cold running water suitable for drinking purposes either directly off the rising main or by such other means as are acceptable to the relevant water authority.
A turn off valve shall be provided in the rising main for each letting. Any down service pipe from any water storage tank in an upper storey or roof space shall be provided with an accessible stopcock.
8.2 The water pressure to all fitments shall comply with the minimum requirements laid down by the relevant water authority at all times.
8.3 All water supplies shall, where necessary, be protected from frost damage.
9.0 Refuse storage and disposal
9.1 Ensure that sufficient bins or other suitable receptacles are provided that are adequate for the requirements of each household occupying the HMO for the storage of refuse and litter pending their disposal.
9.2 All refuse containers shall be located on hard standings with suitable access for cleansing of the area and removal of containers. Such hard standings shall be located in an area away from habitable rooms and wherever practicable at the rear of the premises. If the hard standing has to be located at the front of the building or other exposed position it shall be provided with a suitable screen where practical. The hard standing shall be positioned so that the bins do not obscure natural lighting from windows below bin height.
10.0 Ventilation
10.1 All habitable rooms shall be ventilated directly to the external air by a window which has an openable part not less than 1/20th of the floor area of the room.
10.2 All shared kitchens and kitchen areas within bedsits shall be ventilated directly to the external air by either:
- a window with an openable part not less than 1/20th of the floor area
- an appropriate extractor fan
10.3 All bathrooms shall be ventilated directly to the external air by either:
- a window with an openable part not less than 1/20th of the floor area
- an appropriate extractor fan
10.4 All toilet compartments shall be ventilated directly to the external air by either:
- a window with an openable part not less than 1/20th of the floor area
- a suitably sited mechanical extract ventilation unit capable of extracting air at not less than 6 litres per second operated from the lighting circuit of the room and fitted with a 15 minute overrun
Basement rooms as habitable rooms shall be provided with natural ventilation direct to the external air. In addition, there should normally be an unobstructed space immediately outside the window opening which extends the entire width of the window or more and has a depth of not less than 600mm measured from the external wall or not less than 300mm in the case of a bay window with side lights.
Where ventilation is required for any fuel burning appliance (such as a gas fire or boiler) the ventilation shall be provided and maintained in accordance with manufactures instructions.
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