What is our policy with regards to houses of mutiple
occupation?
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Our policy for HMOs (updated in 2008) ensures that all
accommodation in this sector is identified and brought up to an
acceptable standard.
See our policy for HMOs.
We will target and inspect 50 HMOs a year based on priority and
risk. All new HMOs drawn to our attention will be visited within 28
days and be risk assessed. Following risk assessment those
properties in highest priority, particularly non licenced HMOs that
need licensing will be dealt with first. All high risk properties
will be inspected with in six months. The others will be dealt with
as soon as is reasonably practicable. In addition we will actively
seek out and inspect non licensed HMOs.
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What standards are required in HMOs?
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The most important one is the need to an adequate means of
escape in case of fire. This usually involves the fitting of
fire-resisting doors and a fire detection and alarm system, as well
as emergency lighting in some properties.
In addition, there must be adequate baths, toilets and wash-hand
basins, all with hot and cold water supplies and suitable drainage.
There must also be adequate facilities in the kitchen for food
storage and preparation. Other requirements include adequate
lighting, ventilation, heating and drinking water supplies.
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Why are HMOs being singled out for
attention?
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The risk of death from smoke and fires in this type of
accommodation is much higher than other types, and many people have
died over the years. Because of this, legislation has been
developed and councils given the duty to seek out HMOs and enforce
safety and amenity standards in them.
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How do we enforce this standard?
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Visits are made by our staff who draw up a scheme for
improving the property. The scheme is then presented to the
landlord for his action. As long as reasonable progress is made,
then no formal action is taken. If satisfactory progress fails to
be made, then a notice will be served using Housing Act powers
requiring the works to be done in a specific period.
We work with the Fire Officer to achieve acceptable
standards: Fire Safety Somerset Working Protocol
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What happens if the landlord refuses to comply with the
notice?
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| We can either prosecute, or do the works in default and
recharge the landlord, or both. But we will ensure that
improvements are made where necessary. |
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Are there any available grants to the landlord?
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Subject to budgets, the landlord may be eligible for grant aid
to assist the financing of the necessary works at rates of:
- 60 per cent for fire precaution works, 40 per
cent for repairs or amenities (subject to a maximum total
grant payment of £6,000), and,
- 100 per cent for energy efficiency works (to a maximum
grant payment of £1,000).
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Are there any conditions attached to these grants?
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| Yes. The landlord must keep the property as an HMO for a period
of five years after the grant is paid. |
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My bedsit accommodation is in poor repair, what can you do to
help?
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If you contact our Housing Standards Team, then they can advise
you and inspect the property. The council has wide-ranging powers
to serve notices, and to carry out works in default, to ensure that
the property is brought up to standard.
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Will my landlord know that I have complained?
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| Although we try to maintain confidentiality, it is quite
possible that the landlord will work out who has
complained. |
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Who deals with gas fires which are in a poor condition or
badly-maintained?
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| The Health and Safety Executive. They have a telephone Gas
Safety Advice Line on 0800 300363 or go to the
health and safety executive website. |
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What about the fire risk caused by upholstered furniture?
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Somerset County Council's Consumer Protection service enforce
the law relating to this. You can contact them by
ringing 0845-345-9188 0r 0845-404-0506.
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How important is good management by the landlord?
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| It's essential. Effective management is the key to the
running of a safe and successful HMO. |
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Do the landlords ever meet to discuss HMOs?
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| Yes. The Private Sector Landlords' Forum was established in
1995 and is open to all private landlords letting in the South
Somerset area. For more information, contact the Housing Standards
Team. |
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I hear that some HMOs now require a licence, is this true?
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Yes. Legislation has passed through Parliament which requires
all three-storey HMOs with 5 or more occupants to be licensed. This
requirement came into force in April 2006.
Each Licence lasts for 5 years and costs £300 for a basic 5 room
HMO, with an extra £30 charge for each additional room (e.g. £390
for an 8 room HMO)
To ask for an Application Pack, contact Martin Chapman in
Housing Standards.
For further information see our page: House in Multiple Occupation
(HMO) Licence.
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