Shared homes with more than three or four tenants in Salford are now required to be licensed by their landlords. This scheme will come in to force from July 19th this year and will cover the whole of the Salford area. It will last for around five years and will mean that all landlords will have to pay a one off fee for the license which can also be paid in instalments.
The council estimates more than 27,000 homes are privately rented in the city and in the last five years conversions to HMOs of all sizes in selective licensing areas have risen by 460 per cent in Eccles, 410 per cent in Langworthy, Weaste and Seedley and 196 per cent in Broughton.
Over the last year 90 per cent of three and four bed HMOs inspected fell below the required standard. This is despite the council providing clear information about acceptable standards and offering an HMO advice service.
The local council in Salford has been recognised as the first local authority to bring in this kind of licensing initiative in Seedley and Langworthy in 2007 in the aim to drive up the standards and quality of privately rented homes. This in turn will hopefully increase property prices and encourage the economy to grow more in these uncertain times which were initially caused by the United Kingdom’s separation from the European Union. If there is more confidence in the economy, it will mean that more people will feel safe and secure when investing their money which could be put in different forms of property etc.
A further six authorities followed in the licensing scheme and there are two current schemes in parts of: Charlestown and Lower Kersal and Langworthy, Weaste and Seedley. This helps to create a kind of domino effect where if one area brings in a certain kind of initiative to help strengthen the economy, many more follow behind it.
Strategic Director Place, Peter Openshaw said: “Our inspections found missing or damaged fire doors, inadequate or blocked escape routes and insufficient measures to prevent fire and smoke spreading. Some properties didn’t have fire alarm systems at all, despite that being a legal requirement, while others had systems but they were damaged, putting tenants at risk.
“Over a third of the properties we checked were damp and/or suffering from mould because of leaky roofs or walls and a third had no or inadequate heating. In some cases we had to move tenants out immediately for their own safety.
“Most of the landlords or managing agents carried out improvements and removed the hazards when alerted to them without formal enforcement action but 21 landlords were issued with civil penalties for breaches of HMO management regulations.
“Private sector rented properties now account for 23% of Salford’s private housing stock, up from 11.2% in 2008 so the homes they provide must be safe, warm and well-run.
“As with previous licensing schemes we want to work with landlords to ensure high quality rented properties in Salford but will not hesitate to take firm action against those who leave tenants in unsafe or poor conditions.”
Council officers and officials will now begin the process of contacting all landlords and officials to ensure that they take the correct steps to be ready for the launch of the licensing scheme and don’t incur any unnecessary bills or fines due to unpaid fees. This will help put in place a smooth transition period so that everyone is ready for the scheme when it is due to launch.
To be approved for a license, all landlords need to prove that they are a fit and proper person to let the property and they have made all necessary management arrangements and safety checks. Any landlord who fails to license their property will face civil penalty notices and prosecution.
What is a house in multiple occupation (HMO)?
The Housing Act 2004 introduced a new definition of a house in multiple occupation. The new definition is detailed and complex.
Generally a house in multiple occupation will be a property occupied by more than one household and more than two people, and may include bedsits, shared houses and some self contained flats.
Houses fully converted into self contained flats will generally not be HMOs provided that they were/are converted in accordance with the appropriate building regulation standards. This will, as a minimum be the 1991 regulations.
The council may declare a property to be a HMO where there is significant usage of the property as a HMO.
