Designation of Additional Houses in Multiple Occupation (HMOs) licensing scheme
Consultation - 1 August 2012 to 30 November 2012
The consultation on the proposed introduction of additional licensing for HMO accommodation in Tottenham was closed on 30 November 2012. Due to a lack of response form residents and landlords to this consultation, A second phase of consultation on this proposal is due to take place at the end of May 2013. Results of both consultations will be published on this web page following the closing date of the second phase of consultation.
Why are we consulting
We want your views on a proposal to introduce an Additional HMO Licensing Scheme for certain houses in multiple occupation (HMOs) in all or part of the five wards which make up the Tottenham area (Northumberland Park, Bruce Grove, Tottenham Green, Tottenham Hale, Seven Sisters). A property is a HMO if it is let to more than one household and more than two people and may include bedsits, shared houses and some self-contained flats. It does not include purpose-built blocks of flats, or properties managed by Homes for Haringey or Housing Associations.
It is always the council’s preference to work in partnership with responsible landlords and their agents through training, guidance, help and advice. However, licensing schemes give us the powers and resources to deal more effectively with those landlords who will not readily comply with basic minimum standards required by law.
Additional HMO licensing
The Housing Act 2004 also gives local authorities the power to introduce schemes requiring the licensing of smaller HMOs, and certain converted properties. These Additional HMO Licensing Schemes mean that these smaller HMOs, and converted properties, are subject to the same licensing controls that apply to larger HMOs and can help where a local authority consider that a large percentage of non-mandatory licensable HMOs in an area are being managed badly, and that this is causing problems for the tenants of those HMOs, or is having a detrimental effect on the neighbourhood in some way.
Proposed new Additional HMO licensing scheme
Tottenham is comprised of predominately smaller Victorian properties, many of which have been converted into HMOs (often without planning or building control approval) in response to an increased need for cheaper privately rented accommodation - a need which is set to grow following the Government benefit caps. Most of these properties are not covered by mandatory HMO licensing, although they often pose similar problems to tenants and neighbours alike. Over half of all complaints received by the council in respect of private sector housing are received from tenants or residents living within the N17 and N15 postal areas of the borough. The council is therefore proposing to introduce a further Additional HMO Licensing Scheme within all or part of the following wards:
- Northumberland Park
- Bruce Grove
- Tottenham Green
- Tottenham Hale
- Seven Sisters
In this area it is proposed to extend licensing to include:
- all bedsit or ‘shared house’ type HMOs which are occupied by three or more persons in two or more households. The number of storeys in the property will not be relevant.
- properties converted into self-contained units (that do not meet certain Building Regulation standards), but only where the number of units exceeds the number of storeys and only where the entire block and all individual units of accommodation within the block are in single ownership.
- all HMOs of three persons or more above shops, regardless of type or layout.
Proposed Area Map (PDF, 534KB)
An online questionnaire for you to have your say on this matter will be available for you to complete.
Please revisit this website at the end of May 2013 if you wish to participate. We look forward to hearing from you.
|Back to topOur existing additional HMO licensing scheme
On 1 October 2011 the council introduced an Additional HMO Licensing Scheme in the Harringay Ward. Licensing in this area is enabling the council to target landlords and letting agents of smaller HMOs in this area and to engage with them through the licensing process to improve property management and standards in HMOs. Licensing is also encouraging education and training through accredited courses, together with guidance from council officers.
Mandatory HMO licensing
The 2004 Housing Act introduced licensing controls for larger privately rented homes that are three or more storey’s and are occupied by five or more people forming two or more households. The owners of such HMOs must apply to the local authority for a licence. Failure to do so is a criminal offence, with fines on conviction of up to £20,000. There are also other possible consequences such as the council recovering Housing Benefit payments from the landlord.
Landlords must pay a licence fee which is set at a reasonable level that ensures landlords cover the council’s costs rather than Council Tax payers in general.
Licensing enables a local authority to apply conditions that landlords must comply with. These conditions can require works to be completed, within reasonable timescales, to improve the quality of accommodation, as well as ensuring basic minimum standards are met and maintained. The authority can refuse a licence where the landlord is not considered to be a fit and proper person.
Do you need to know more?
The law on HMOs is extensive and complex. If you want to understand more about which properties are defined as HMOs, which HMOs require licensing, the powers the council has to deal with HMOs, or the consequences landlords may face for failing to licence or look after their properties then please visit the Communities and Local Government website (external link).
For more information please contact Lynn Sellar, Housing Improvement Co-ordinator:
Lynn Sellar - Housing Improvement Co-ordinator
Haringey Council
Housing Improvement Team (Private Sector)
1st Floor, Apex House
820 Seven Sisters Road
Tottenham
N15 5PQ
HMO Licensing Scheme FAQ
Q. How does licensing of HMOs affect me?
A. If you live in or next to a HMO which has inadequate waste storage, which is causing lots of noise, which you feel is unsafe or in disrepair, or which is overcrowded with people, licensing will try to address all these issues by forcing the owner to manage the property effectively and to meet minimum standards.
If you are responsible for a licensable HMO you will be required to get a licence for the property and pay a licensing fee. Your property will be inspected to ensure it meets all relevant standards and that you are a fit and proper person to be in control of such a property.
Q. How do I report a property which I think should be licensed?
A. You can contact the council and report a suspected un-licensed HMO via the customer call centre on 020 8489 0000 or you can email the details of the property to hitadditionallicensing@haringey.gov.uk
Q. How do I licence my property?
A. Anyone who is responsible for a property which meets the proposed minimum criteria above can apply for a HMO licence application pack by contacting the Housing Improvement Team (Private Sector) on 020 8489 5521. Alternatively, you can download the HMO Licensing Pack application form (PDF, 79KB). Support and guidance documents to help you complete this form can be found on the HMO page.
Q. How much is the licence fee?
A. The licence fee is currently set at £208 per unit of accommodation or per bedroom in a ‘shared house’ type HMO.
Q. Are there any discounts available?
A. Yes. Discounts may be given at the application stage for being an accredited landlord, for providing plans, or, in some cases, for making an application by a designated date.
Q. How long is the Licence period?
A. The licence period may be from one year to a maximum of five years depending on certain circumstances.
Q. What if I don’t have a licence?
A. If you own a HMO which should be, but isn’t, licensed this is a criminal offence carrying a fine of up to £20,000 upon conviction.
Harringay Area
Important information for private landlords and tenants.
On 7 June 2011 the council designated an additional licensing scheme in respect of houses in multiple occupation (HMOs) known as the London Borough of Haringey Additional Licensing of Houses in Multiple Occupation (Harringay area) Scheme 2011 ("the scheme").
The area affected covers the whole of the Harringay Ward, together with the neighbouring north side of Turnpike Lane, plus the neighbouring east side of Green Lanes, together with all of Salisbury Road in the St Ann’s Ward.
The scheme came into force on 1 October 2011 and unless revoked beforehand or extended will cease to have effect on 30 September 2016.
A person having control of or managing a prescribed HMO in the designated area must apply to the London Borough of Haringey for a licence. Failure to apply for a licence is an offence under Section 72(1) of the Housing Act 2004 for which a person may be fined up to £20,000.
In addition they may be required to repay up to 12 months rent if the tenant or the council, in the case of housing benefit payments, apply to the Residential Property Tribunal under the provisions of section 73 and section 74 of the Housing Act 2004 for a rent repayment order.
Any landlord, managing agent or other person managing an HMO, or any tenant within the designated area, may seek advice about whether their property is affected by the designation, during normal office hours, which are 8.45am to 5pm, Monday to Friday.
An application form and general advice may be obtained from:
Housing Improvement (Private Sector)
Apex House
820 Seven Sisters Road
London
N15 5PQ
Tel 020 8489 1000
Fax 020 8489 5113
Email environmentalhealth.andhousinggroup@haringey.gov.uk
Documents:
- Complete designation document (as amended 17 October 2012*) (PDF 202KB)
* Please note the wording of Annex B of The London Borough of Haringey Designation of an Area for Additional Licensing of Houses in Multiple Occupation 2011 has been amended to make it clearer that 'certain converted blocks of flats', as defined in S.257 of the Housing Act 2004, are required to be licensed under the scheme. An Explanatory Note has also been added to assist understanding of the types of property and circumstances to which the licensing requirement applies. - Public Notice (PDF 48KB)
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