Correct MTG, fingers are to fast sometimes :(grin):

The HMO to be licensed has to be over 3 storeys, yours isnt, the 3rd storey would be a self contained flat and not part of the licensable HMO.

Many councils previously included these types of...

Ah the joys of HMO scenarios, I agree with DNM that ultimately it will be you relevant local authority that would detemine what is and what isnt, but I would suggest based on the legislation and...

They cant, unless they have evidence to prove the property is a HMO that may require a license, may require an additional licence or be in breach of HMO management regulations. They are the only 3...

There are no links or evidence available in the public domain, unless an appeal against HHSRS was made to the Residential Property Tribunal. Any action taken using HHSRS would remain confidential...

Yes a number of times, although only to deal with immediately dangerous situations.


It is out of the ordinary and usually results in Hazard Awareness Notices being issued or as above Emergency...

What I have found is that some councils are basically applying fire safety issues as a set standard for similar properties when in fact they should be risk assessing the property. Now while I don't...

No they write once to notify the landlord/agent they are going to inspect the property, give 24 hours notice, and turn up and inspect.

A warrant is required if they are to force entry for the...

24 hours before entry, but they can enter with a immediately without any notification if they have a warrant.

Certain circumstances no notification is required

Not sure what you mean about...

No all councils have to, with a copy of the notice/licence. As well as it being your responsibility as part of a declaration set out in Statute that you have notified the relevant persons. The...

When issuing a HMO licence all councils have to notify any relevant person they have knowledge of who has an estate or interest in the property, i.e your mortgage provider.

Most councils will take...

I agree with jta there isnt much on that Improvement Notice to be to concerned with challenging anything.

You do have a right of appeal should you wish to the Residential Property Tribunal if you...

Yes you have to comply with an Improvement Notice, failure to do so can result in you being taken to Court for none compliance should you choose to ignore it, plus the council can carry out the works...

I should just expand on the above since it isnt reading correctly. There was a set range standard for overcrowding under sec326 "the space standard" Housing Act 1985 and many councils have based...

Its a Regulation set by Government and enforced by the local authority, the penalty for not complying with the councils request to view the document can be up to £5000.



This is the legal...

The first agent is correct, although you can appoint your own electrical contractor to give you a certificate.

I would fail to see how one council officer accepts the room and another comes along and doesnt, you have double standards in the same authority!

You do have recourse to any decision a council...

Eric is correct you have a HMO.

As long as there are more than 2 people in 2 seperate households you have created a HMO. That is the HMO definition in the Housing Act 2004. The legal definition is...

Additional HMO licensing can be introduced by councils as long as it is carried out under the directions given in the Housing Act 2004.

Buildings converted entirely into self contained flats can...

If the OP is a resident landlord you are permitted under the provisions of the Housing Act 2004 to have 2 persons living with you who are not related to you would not be classed as a HMO, should you...

I would stick with your original argument Berlingogirl, because it would appear the council havent a clue what they are doing, lol. Personally I would consider it a HMO and if I was in the council's...

The only time it wouldn't be a HMO is if it is classified under schedule 14 of the Housing Act 2004 which relates to The Houses in Multiple Occupation (Specified Educational Establishments) (England)...

Of course that should be the 1991 Building Regs :(happy):

Thats easy, under Section 257 of the Housing Act 2004 a building converted entirely into self contained flats is a HMO, unless you can provce that the building as whole complid with the 1881 Building...

What have you been issued with? Is it an Improvement Notice or is it a management schedule of works? Is there any legislation being quoted in the letter, etc?