Hertsmere council consults on new HMO room size and amenity standards

Hertsmere council consults on new HMO room size and amenity standards

Hertsmere council has launched a consultation on updated standards for Houses in Multiple Occupation (HMOs), covering room sizes, refuse arrangements, garden maintenance and safety inspections to improve shared housing quality.

The council’s proposals set out clear expectations for landlords, tenants and managing agents regarding the minimum size of bedrooms, living areas and bathrooms in HMOs. Additional requirements address fire and gas safety, refuse storage and disposal, garden upkeep, and quarterly property inspections. The consultation invites input from residents, landlords, tenants, and agents to shape the final standards aimed at ensuring safe, healthy, and well-maintained shared accommodation.

These updated amenity standards reflect recent legislative changes and tenant feedback, signalling a more rigorous regulatory approach to managing HMOs in Hertsmere. Landlords of HMOs in the area should review these proposals carefully as they may soon form the basis of enforceable licensing conditions.

Details of Hertsmere’s proposed HMO amenity standards

Hertsmere council’s draft policy outlines minimum room sizes for bedrooms, living spaces, and bathrooms within HMOs to ensure adequate space and comfort for occupants. The council also specifies requirements for communal facilities such as kitchens and bathrooms, aiming to prevent overcrowding and promote hygiene.

Refuse and recycling arrangements are addressed with new rules on appropriate storage and disposal methods to maintain cleanliness and reduce health risks. Garden areas associated with HMOs must be kept tidy and free from rubbish and debris, reflecting a broader focus on property upkeep and neighbourhood amenity.

Safety remains a priority with updated expectations that landlords comply with national fire and gas safety regulations. The policy introduces a requirement for quarterly inspections of HMOs to monitor compliance and identify issues promptly.

The council emphasises that these standards are designed to provide clear, consistent guidance to landlords while protecting the wellbeing of tenants living in shared housing.

Context and implications for landlords and agents

HMO licensing and regulation have been evolving in recent years as local authorities respond to concerns about poor-quality shared housing, overcrowding, and safety risks. Hertsmere’s consultation is part of this trend towards more detailed and prescriptive standards governing HMOs.

For landlords, the introduction of specified room sizes and stricter amenity requirements may mean reviewing existing properties to assess compliance. Properties with rooms below the proposed minimum sizes or lacking adequate communal facilities could require refurbishment or reconfiguration. The garden and refuse management rules also impose ongoing maintenance obligations.

Letting and managing agents operating in Hertsmere will need to familiarise themselves with the new standards to advise landlords correctly and ensure properties meet licensing conditions. The quarterly inspection requirement introduces a more proactive compliance regime, potentially increasing the administrative burden but also helping to identify and resolve issues before they escalate.

These standards may influence HMO licensing fees and enforcement activity, as councils often link compliance monitoring to licensing conditions. Landlords should anticipate that failure to meet these updated standards could result in penalties or difficulties renewing HMO licences.

What remains uncertain and what landlords should watch for

As the consultation is ongoing, the final form of Hertsmere’s HMO amenity standards is not yet confirmed. Landlords should monitor the council’s announcements for any changes or clarifications before making significant investment decisions.

The extent to which these standards will be enforced rigorously, and how they will interact with existing national regulations and local licensing schemes, remains to be seen. For example, the practicalities of quarterly inspections and how they will be conducted could affect landlords’ operational planning.

There is also uncertainty about whether similar detailed amenity standards will be adopted by other councils, potentially creating a patchwork of requirements across England. Landlords with portfolios spanning multiple local authorities should stay alert to local consultations and emerging policies.

Practical steps landlords should consider now

• Review the draft Hertsmere HMO amenity standards available on the council’s website to understand proposed changes fully.
• Conduct an audit of current HMO properties against the proposed minimum room sizes, communal facilities, refuse storage, and garden maintenance requirements.
• Plan for any necessary refurbishment or maintenance work to meet the new standards, including fire and gas safety updates.
• Prepare for the possibility of quarterly inspections by establishing robust record-keeping and maintenance schedules.
• Engage with the consultation process if operating in Hertsmere to provide feedback or raise concerns.
• Keep informed about HMO regulations in other local authorities to anticipate similar changes elsewhere.

Supporting landlords with compliance and property management

The Landlord Association (TLA) offers resources and support to landlords and letting agents adapting to evolving HMO regulations such as those proposed by Hertsmere council. Through TLA membership, landlords can access compliance guidance, document templates, and expert advice tailored to managing HMOs effectively.

TLA’s new property management and compliance platform, ORBIT, currently in BETA testing, is designed to help landlords organise property records, track inspections, and maintain evidence of compliance with safety and amenity standards. ORBIT’s features relevant to HMO management include storing inspection reports, recording repair histories, and managing tenancy documentation in one place.

Membership also provides updates on regulatory developments and practical tools to prepare for new obligations, helping landlords stay ahead of changes and reduce the risk of enforcement action. Exploring TLA’s compliance resources and ORBIT BETA access can support landlords in meeting Hertsmere’s proposed standards and similar requirements elsewhere.

Landlords should consider reviewing their current HMO portfolios in light of Hertsmere’s consultation and seek appropriate support to ensure their properties comply with the forthcoming standards.

Sources: Landlord Today