In Edinburgh, a House in Multiple Occupation (HMO) is a property rented out to three or more unrelated people who share facilities like a kitchen or bathroom. This most commonly applies to student accommodation or shared flats for professionals.

Why an HMO License is Required

An HMO license is a legal requirement for these types of properties in Edinburgh. The City of Edinburgh Council issues the licenses to ensure that HMOs meet specific safety and living standards, which are stricter than those for a standard rental property. The license ensures the property is:

• Safe: The property must have proper fire safety measures, including fire doors and interlinked smoke alarms. Gas and electrical systems must be checked and certified annually.
• Managed Properly: Landlords must be registered on the Scottish Landlord Register and pass a ‘fit and proper person’ test.
• Meets Minimum Standards: The property must have adequate communal space and bedrooms of a certain size.

Applying for an HMO License

The application process is handled by the City of Edinburgh Council and can be detailed and rigorous. The landlord or their letting agent must:

• Meet physical standards: This includes installing required fire safety equipment and ensuring rooms meet minimum size requirements.
• Obtain necessary certificates: Before applying, a landlord must have a range of up-to-date certificates, including:
  • Gas Safety Certificate
  • Electrical Installation Condition Report (EICR)
  • Portable Appliance Test (PAT)
  • Fire Risk Assessment
  • Energy Performance Certificate (EPC)
• Submit the application: The application, along with all supporting documents and the non-refundable fee, must be submitted electronically to the Council.
• Undergo inspection: After the application is submitted, a council officer will inspect the property to ensure it complies with all standards.

Main Considerations

• Timeline: The application process can take time, and a property cannot be legally rented as an HMO until the license has been granted.
• Renewal: Licenses must be renewed before they expire, and the process involves providing updated safety certificates and documentation.
• Enforcement: The Council takes enforcement seriously. Landlords who fail to comply with regulations can face fines or legal action.

If you are a tenant, you can check if a property has an HMO license by contacting the City of Edinburgh Council. If you believe your landlord is not meeting the required standards, you can report this to the Council’s Private Rented Sector Team.