HMO Compliance: Protecting Tenants & Landlords
HMO licensing requires strict adherence to safety standards. Inadequate lighting in communal areas or failed emergency systems are common causes of council enforcement action.
HHSRS & “Falls on Stairs”
The Housing Health and Safety Rating System (HHSRS) identifies “Falls on Stairs” as a Category 1 hazard.
To defend against this, landlords must provide adequate artificial lighting in all circulation spaces. Unlike offices, HMOs don’t just need light for work; they need it for safe navigation at all hours. Switches must be easily accessible, or sensors used to prevent tenants walking into dark hallways.
Communal Area Standards
| Area | Recommended Lux | Requirement |
|---|---|---|
| Hallways / Landings | 100-150 lux | Must clearly illuminate trip hazards. Two-way switching or sensors essential. |
| Staircases | 150 lux | Must not have shadows cast over steps by the tenant using them. |
| Communal Kitchens | 300 lux | Sufficient for safe food prep (knives/heat). |
| Exterior / Entrance | 50-100 lux | Security lighting to identify callers and safe key usage. |
Emergency Lighting (BS 5266)
For HMOs, emergency lighting is mandatory in escape routes if the route is complex or lacks borrowed light.
- Non-Maintained vs Maintained: Usually “Non-Maintained” (only comes on when power fails) is sufficient for small HMOs.
- Locations: Required at every change of direction, intersection of corridors, near stairs, and outside final exits.
- Testing: Landlords must ensure annual 3-hour discharge tests are recorded in the logbook.
Frequently Asked Questions
Do I need emergency lights in bedrooms?
Generally, no. Emergency lighting is for the escape route (communal hallway/stairs). However, if a bedroom is an inner room (accessed through another room), specific rules apply.
Are sensors allowed in communal areas?
Yes, and they are recommended to save energy. However, they must stay on long enough for a person to ascend stairs safely and must fail to “on” if they malfunction.