Providing good quality accommodation

Fire safety

Structure

Structure (i.e. walls, ceiling, floor) separating one occupancy (i.e. bedroom, flat, etc.) from another, and the structure enclosing the escape route (normally the stairway) must provide at least half an hour fire resistance. This requirement is normally satisfied by any brick or block wall, or a timber stud with 12mm thick plasterboard each side.

Fire doors

Fire doors should be provided to each room leading onto the escape route, except for bathrooms and WCs which contain no fire risk. They should be half an hour fire resistant, self-closing and fitted with smoke seals and intumescent strips.

Emergency lighting

Emergency lighting may be required to the escape route, depending on the complexity and layout of the house and the amount of natural light available. Occupants should be able to leave safely should the normal lighting fail.

Detection system

Two-storey properties require mains operated smoke detectors, at least one situated on each floor of the stairway, linked together so that if one is activated they all sound; three-storey properties require a higher level of automatic fire/smoke detection in accordance with BS5839 Part 6.

Fire extinguishers/fire blankets

In general, a multi-purpose extinguisher should be provided on each floor with a dry powder extinguisher and fire blanket positioned close to all cooking facilities.

Furnishings

Materials used for filling, covering or forming furniture can present a fire risk, being highly flammable and, in some cases, can produce large quantities of toxic gases such as cyanide or carbon monoxide when in a fire. The Furniture and Furnishings (Fire) (Safety) Regulations 1988 require that furniture and furnishing hired out in the course of a business, such as the letting of furnished accommodation, must comply with the British Standard tests for combustion and fire spread. Contact Trading Standards Service.

Back to top

Amenities

Kitchen

Each unit of accommodation should have its own set of kitchen facilities or the use of a shared kitchen containing the following:

• a gas or electric cooker with oven and grill. In single person units, the cooker to have minimum two rings/hobs. In shared kitchens, the cooker to have four rings/hobs, with a minimum of one cooker for every five persons sharing
• a sink and drainer on a base unit supplied with constant hot and cold water
• fixed worktop
• power points and
• food storage space and a refrigerator.

Bathroom

There should be at least:

• one bath or shower for every five persons sharing
• one WC for every five persons sharing. If there are more than three people sharing one WC, then that WC should be in a separate compartment, whenever possible and
• sufficient wash hand basins should be provided.

Back to top

General repair

The HMO should be free from serious disrepair and maintained in a reasonable condition by ensuring that, for example:

• the roof is not leaking
• windows and doors work properly and
• electrical supplies are in safe working order

Fitness

Back to top

Space requirements

Minimum space standards are laid down by the Housing Acts to prevent overcrowding. There are also standards adopted by Woking Borough Council which specify recommended minimum room sizes for different types of accommodation. In practice, individual consideration is given to the particular circumstances and whether the room functions adequately for its use.

Back to top

General management of an HMO

The Landlords responsibilities do not end once all the facilities have been provided. The Regulations are intended to ensure HMOs are managed and maintained in a proper manner on a day-to-day basis.