Urgent Safety Alert: Thousands of HMOs in England Face Serious Category 1 Hazards – What Landlords Must Do Now

What the Inventory Base Analysis Reveals

Recent data from Inventory Base indicates that more than 2,300 Houses in Multiple Occupation (HMOs) across England are currently affected by serious Category 1 hazards. These hazards include critical issues such as fire risks, structural damage, electrical faults, and problems with excess cold — all of which pose immediate threats to tenant health and safety.

While the overall number of these hazards has decreased by 18.8% between 2022/23 and 2023/24, some regions have experienced significant increases, underscoring the uneven nature of the risk landscape. This regional variability means landlords must be especially vigilant about conditions in their specific areas.

Why This Matters: The Renters' Rights Act and Enforcement Powers

The introduction of the Renters' Rights Act has strengthened local authorities' enforcement capabilities. Under this legislation, councils can impose more substantial penalties, including fines and banning orders, on landlords who fail to address Category 1 hazards promptly.

For landlords of HMOs, this means proactive management of property safety is no longer optional. Failure to comply can lead to costly enforcement actions, reputational damage, and, most importantly, risks to tenants' wellbeing.

Practical Implications for Different Landlord Profiles

• Single-Unit HMO Landlords: Even if managing just one HMO, landlords must ensure thorough safety inspections and immediate remediation of any Category 1 hazards. The concentrated occupancy increases risk severity.
• Portfolio Landlords: With multiple HMOs, prioritising inspections by region and risk profile is essential. Use data-driven approaches to allocate resources efficiently.
• Accidental Landlords: Those less familiar with HMO-specific regulations should seek professional guidance to understand their compliance obligations.

Immediate Steps to Take

1. Schedule Comprehensive Safety Inspections: Engage qualified professionals to assess all HMOs for Category 1 hazards as defined by the Housing Health and Safety Rating System (HHSRS).
2. Document All Findings and Repairs: Keep detailed records of inspections, identified hazards, and remedial work. This documentation is vital for compliance audits and potential enforcement visits.
3. Prioritise Fire Safety and Electrical Checks: Given the high risk these hazards pose, ensure fire alarms, emergency lighting, electrical installations, and structural integrity are regularly tested by certified specialists.
4. Address Excess Cold Issues: Identify and rectify insulation or heating deficiencies that could expose tenants to health risks.
5. Leverage Technology: Use property management platforms to track inspection schedules, repairs, and communications to streamline compliance workflows.
6. Communicate with Tenants and Agents: Maintain transparent dialogue about safety measures and encourage tenants to report hazards promptly.

Benchmarking and Monitoring

Because regional hazard trends vary, landlords should:

• Review local authority reports and enforcement data.
• Compare their properties’ inspection results with regional averages.
• Adjust maintenance plans accordingly to address emerging hotspots.

How Rentals & Sales Can Support You

Our Landlord Intelligence Hub offers tailored portfolio reviews and compliance audits specifically focused on HMO safety. We help you implement effective inspection schedules, prioritise risk areas, and develop cost-effective remediation strategies. Our advisory services also include tenant communication protocols and integration of technology platforms to simplify compliance management.

Contact us to schedule a compliance health check and ensure your HMOs meet the latest safety standards under the Renters' Rights Act.

Compliance disclaimer: This article provides general information and does not constitute legal advice. Landlords should consult appropriate professionals for advice specific to their circumstances.