Bolton Proposes Mandatory HMO Training for Agents and Landlords

Bolton Proposes Mandatory HMO Training for Agents and Landlords

Bolton council plans to require managing agents and landlords to complete authorised HMO management training as a condition for obtaining additional licences, aiming to improve safety and property standards across the borough.

The local authority intends to introduce this new licensing scheme in early 2027, extending mandatory licensing to nearly all Houses in Multiple Occupation (HMOs) in Bolton. This move includes a compulsory training requirement for agents and landlords involved in HMO management, delivered by approved providers. The council’s objective is to raise management standards, enhance property conditions, and ensure tenants have access to safe and high-quality accommodation.

Under the proposal, landlords and agents must secure a five-year licence at a fee of £1,211 per property. The licensing fees will fund the administration, enforcement, and operation of the scheme. Bolton is also establishing a dedicated enforcement team to oversee compliance and pursue landlords who fail to meet licensing requirements.

Details of Bolton’s Proposed HMO Licensing and Training Scheme

Bolton council’s proposal targets the widespread issues it has identified in the local private rented sector, particularly in HMOs. Over the past three years, the council has received 1,885 complaints related to disrepair, fire safety, electrical and structural defects, overcrowding, damp, poor waste management, and pest control in rented properties. Enforcement actions in the last 17 months include eight fines and 11 prohibition orders concerning HMO safety and housing conditions.

Currently, larger HMOs with five or more occupants are subject to licensing. The new scheme will extend licensing to nearly all HMOs, including smaller properties that previously fell outside mandatory licensing. This broadening of scope means that nearly every HMO in Bolton will require a licence to operate legally.

Crucially, the scheme incorporates mandatory training for managing agents and landlords as a licence condition. The council emphasises that training must be completed through an authorised provider, ensuring that those responsible for HMO management have the necessary knowledge and skills to maintain safe and compliant properties.

Where properties require significant structural or safety improvements to meet licensing standards, landlords will be given up to three years to complete the necessary works. This phased approach aims to minimise disruption to tenants and allow landlords time to plan and finance improvements.

Failure to obtain or comply with the licensing requirements could result in court proceedings or civil penalties of up to £40,000, reinforcing the council’s commitment to tackling poor management and unsafe housing.

Context and Significance of Bolton’s Licensing Proposal

Bolton’s initiative reflects a growing trend among local authorities to tighten regulation of HMOs in response to ongoing concerns about safety and property standards in the private rented sector. The inclusion of mandatory training for managing agents and landlords is a notable development, recognising that improved knowledge and professionalism are essential to raising standards.

Training requirements have been discussed in various licensing consultations, but Bolton’s proposal is among the more explicit and comprehensive approaches to linking licensing with compulsory education for those managing HMOs. This aligns with wider government and sector efforts to professionalise letting and property management, reduce rogue landlord activity, and improve tenant safety.

For landlords and agents, this signals an increased regulatory burden but also an opportunity to demonstrate compliance and professionalism. The licensing fee of £1,211 for five years is a significant cost, but it is intended to fund the council’s enforcement and support activities, which may ultimately benefit responsible landlords by driving out poor operators.

Practical Implications for Landlords and Letting Agents

Landlords with HMOs in Bolton should prepare for the expanded licensing regime by reviewing their current property management practices, safety compliance, and documentation. Agents managing HMOs will need to ensure they or their clients complete the mandatory training through authorised providers to secure licences.

The three-year window for substantial property improvements offers some flexibility, but landlords should not delay assessing their properties against the new standards. Early engagement with the council’s licensing team and training providers will help avoid last-minute compliance issues and potential penalties.

Agents should also anticipate increased demand for training and licensing support services, potentially incorporating these into their client advisory offerings. Keeping detailed records of training completion, safety certificates, inspections, and communications will be essential evidence of compliance.

Outstanding Questions and Considerations

While Bolton’s proposal is clear on the requirement for mandatory training, details such as the specific content, duration, and approved providers have yet to be fully outlined. Landlords and agents should monitor official guidance from Bolton council to understand the exact training criteria and how to access authorised courses.

It remains uncertain whether similar schemes with mandatory training will be adopted by other local authorities or become a national requirement. The impact on rent levels is also unclear; the council acknowledges landlords may pass on some costs to tenants, but the overall effect on affordability requires observation.

Additionally, how enforcement will be balanced with support for landlords making improvements, especially smaller operators, will be critical to the scheme’s success and fairness.

What Landlords Should Do Now

• Review current HMO properties to identify any safety or management shortfalls, particularly in fire, gas, and electrical safety.
• Begin researching authorised HMO management training providers and plan for mandatory training completion ahead of licence applications.
• Engage with Bolton council’s licensing team for updates and clarification on the scheme’s requirements and timelines.
• Prepare financial plans for the licensing fee and potential property improvements, considering the three-year compliance window.
• Maintain thorough records of all safety certificates, inspections, repairs, and communications with tenants and the council.

Supporting Bolton’s Licensing Compliance with TLA Membership

Membership of The Landlord Association (TLA) offers landlords and letting agents access to detailed compliance resources and practical guidance tailored to evolving licensing requirements such as Bolton’s new HMO scheme. TLA’s compliance materials help members understand safety obligations and licensing conditions, including managing documentation and record-keeping essential for licence applications.

The TLA is currently developing ORBIT, a property management and compliance platform available in BETA testing. ORBIT aims to assist members in organising property records, managing rental documents, and tracking key actions such as safety inspections and training completion. While still in development, ORBIT could become a valuable tool for landlords and agents preparing for new licensing and training obligations.

Exploring TLA membership and ORBIT BETA access can provide practical support for landlords and agents navigating these regulatory changes, helping to maintain compliance and reduce administrative burdens.

Bolton’s proposal represents a significant step towards raising HMO standards through licensing and education. Landlords and agents should act promptly to understand and meet the new requirements, ensuring their properties remain legal and safe for tenants.

Sources: Letting Agent Today