Updated 26 October 2026 · 3 min read · By Elec Comply Ltd, NICEIC Approved Contractor No. 616773000
In short
- An HMO needs an EICR at least every 5 years, like any rented home.
- Fire alarm systems need regular testing, and systems with a control panel need servicing by a competent person.
- Where there is emergency lighting, it needs monthly checks and an annual full-duration test.
- Licence conditions often require you to send certificates to the council on request, sometimes within 28 days.
Does your HMO need a licence?
Any HMO with five or more people forming two or more households needs a mandatory licence from the council. Many councils also run additional licensing schemes for smaller HMOs. Barnet and Haringey, for example, both have borough-wide schemes. Welwyn Hatfield Council's guidance covers HMOs with five or more unrelated occupants.
Licence conditions usually set out the safety certificates you must hold and how quickly you must produce them. Haringey's conditions, for example, require the EICR and the test certificates for any fire alarm and emergency lighting to be provided within 28 days of a request.
The checklist
| Check | How often | Who does it |
|---|---|---|
| EICR of the fixed wiring | At least every 5 years, or sooner if the report says so | Qualified electrician |
| Remedial work for C1, C2 and FI items | Within 28 days of the inspection, or sooner | Qualified electrician |
| Fire alarm test | Regularly, as BS 5839-6 or BS 5839-1 recommends for the system type | Landlord, manager or occupant |
| Fire alarm inspection and servicing | Systems with a control panel: at least every 6 months is typical | Competent engineer |
| Emergency lighting functional check | Monthly | Responsible person or contractor |
| Emergency lighting full-duration test | Annually, for the full rated duration (BS 5266-1) | Competent engineer |
| Appliances you supply | Kept safe; licence conditions may ask for evidence | Competent tester (PAT) |
| Smoke and carbon monoxide alarms | Working at the start of each tenancy; repaired when reported | Landlord |
The right fire alarm grade and test routine depend on the building, so take them from your fire risk assessment rather than a general rule.
Common parts
In an HMO the shared hallways, stairs and landings are usually covered by the Regulatory Reform (Fire Safety) Order 2005. That means a fire risk assessment, and it is usually why an HMO has interlinked detection and emergency lighting in the escape route.
Keep the paperwork together
Councils ask for certificates at licence applications, renewals and inspections. Keep the current EICR, the remedial certificates, fire alarm and emergency lighting records and appliance test results in one place, with the next due date for each.
We test the EICR, fire alarm, emergency lighting and supplied appliances on coordinated visits, so your tenants see fewer appointments and your records line up. See HMO electrical compliance.
Common Questions
Is PAT testing a legal requirement in an HMO?
Private landlords must make sure appliances they supply are safe, but the law does not set a PAT interval. Many HMO licence conditions require evidence that supplied appliances are safe, and PAT records are the usual way to show it.
How often should HMO fire alarms be tested?
It depends on the type of system. BS 5839-6 sets the routine for domestic-type systems and BS 5839-1 for larger systems with a control panel. Your fire risk assessment should state the routine for your building.
Do small HMOs need a licence?
Mandatory licensing covers HMOs with five or more people in two or more households. Smaller HMOs may need a licence where the council runs an additional licensing scheme, as Barnet and Haringey do.
Sources
- Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3 (legislation.gov.uk)
- Barnet Council: what are houses in multiple occupation (HMOs)?
- Haringey Council: additional HMO licensing designation 2024
- Haringey Council: HMO licensing conditions 2024 to 2029
- Welwyn Hatfield Council: apply for an HMO licence
This guide covers England and is general information, not legal advice. Links open in a new tab.