Houses in Multiple Occupation (HMOs) play a vital role in Manchester’s rental market, providing flexible housing for students, professionals, and low-income tenants. However, managing an HMO comes with additional responsibilities—especially when it comes to electrical safety.
In 2025, with increasing scrutiny on landlord compliance and tenant safety, ensuring your HMO is up to code is not optional. This guide explains your legal obligations as an HMO landlord and how Manchester EICR Limited helps you stay fully compliant.
What Is an HMO and Why Are They Regulated Differently?
An HMO is a property rented out by at least three people who are not from one household (e.g., a family) but share facilities like the kitchen or bathroom. These properties are often higher-risk due to the number of tenants, more frequent use of appliances, and increased wear and tear.
Because of this, the Housing Act 2004 and the Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018 impose additional safety, maintenance, and inspection requirements on HMO landlords.
Do HMOs Require EICRs?
Yes. All HMO landlords must have a valid Electrical Installation Condition Report (EICR) for each property.
Key legal requirements:
- EICRs must be carried out at least every 5 years by a qualified electrician
- A copy must be provided to new tenants before they move in
- Existing tenants must receive a copy within 28 days of the inspection
- Local authorities may request to see the EICR at any time—failure to comply can result in fines of up to £30,000
As EICR specialists in Manchester, our inspections meet Housing Health and Safety Rating System (HHSRS)standards and are tailored to the unique demands of HMO properties.
Common Electrical Hazards in HMOs
Through our years of experience conducting electrical inspections in Manchester, we regularly identify issues unique to HMOs, including:
- Overloaded circuits due to multiple occupants using appliances simultaneously
- DIY electrical work or poorly maintained installations
- Extension leads daisy-chained together
- Outdated fuse boards that can’t handle modern electrical loads
- Missing or faulty RCD protection
These issues pose serious fire and shock risks—especially in shared housing environments. Our thorough EICRs help HMO landlords catch these problems early and avoid costly remedial work or enforcement notices later.
Surge Protection and AFDDs: Newer Regulations Landlords Must Know
Under the 18th Edition of the Wiring Regulations (BS 7671:2018+A2:2022), newer electrical installations are now required to meet additional safety standards:
⚡ Surge Protection Devices (SPDs)
- Required in most domestic installations to protect against transient overvoltages (Regulation 443.4).
- Mandatory where the consequence of a surge could affect human life, interrupt public services, or damage cultural heritage or commercial/industrial activity.
- Strongly recommended for HMOs due to multiple tenancy use and the presence of shared critical appliances.
🔥 Arc Fault Detection Devices (AFDDs)
- Required for final circuits supplying socket outlets rated at ≤32 A in HMOs and other high-risk residential buildings (Regulation 421.1.7).
- These devices detect arc faults that may not trip standard RCDs or MCBs, providing enhanced fire protection.
Manchester EICR Limited ensures that any fuse board upgrades in Manchester include compliance with SPD and AFDD requirements, helping landlords meet modern electrical standards and future-proof their properties.
PAT Testing for HMOs
PAT testing—short for Portable Appliance Testing—is essential for shared rental properties like HMOs. With multiple tenants using communal electrical appliances such as kettles, microwaves, toasters, and vacuum cleaners, the risk of faults and wear is significantly higher.
While not a legal requirement under a specific statute, PAT testing is strongly recommended for HMO landlords as part of their duty of care under the Electrical Equipment (Safety) Regulations 2016 and HMO licensing conditions.
Manchester EICR Limited provides:
- Annual PAT testing in Manchester for all shared appliances
- Detailed asset registers and pass/fail logs
- Clear labeling of tested appliances to help tenants identify safe equipment
- Emergency testing options if issues arise between annual checks
In many cases, local councils require PAT testing as a condition for issuing or renewing an HMO licence.
Manchester EICR Limited: Your Compliance Partner for HMO Properties
We offer a tailored, landlord-focused approach for HMOs:
✅ Domestic & Commercial EICRs
We conduct EICRs for all types of properties, including licensed and non-licensed HMOs. Our reports are clear, compliant, and ideal for submission to local authorities.
✅ Fuse Board Upgrades
We upgrade old consumer units to meet current standards, including SPD and AFDD protection, ensuring your HMO has enhanced fire and surge safety.
✅ Remedial Works
When C1 (danger present) or C2 (potentially dangerous) issues are flagged during an EICR, we complete necessary repairs promptly and professionally.
✅ PAT Testing in Manchester
We offer portable appliance testing for shared appliances—essential for showing due diligence in multi-tenant properties.
✅ Documentation Support
We supply digital reports and compliance certificates, helping you maintain organised records—vital if you ever need to demonstrate legal compliance.
How Often Should EICRs Be Carried Out in HMOs?
While five years is the legal minimum, many local authorities and HMO licensing schemes recommend or require more frequent inspections—particularly in high-risk or heavily occupied properties.
Some landlords opt for three-year cycles, particularly in student or shared professional housing. Manchester EICR Limited can help you build a proactive inspection schedule tailored to your needs.
Why Staying Compliant in 2025 Matters More Than Ever
With the Renters’ Reform Bill on the horizon, the removal of Section 21 evictions means landlords will need documented compliance with safety regulations to enforce tenancies or regain possession.
That means if you don’t have a valid EICR—or haven’t completed the necessary repairs—you could face:
- Legal challenges from tenants
- Refusals by local authorities to renew HMO licenses
- Financial penalties or insurance complications
Book Your HMO EICR with Manchester’s Trusted Specialists
Don’t leave compliance to chance. At Manchester EICR Limited, we make it simple for HMO landlords to stay safe, legal, and ahead of regulatory changes.
📞 Call: 0161 410 3427
📧 Email: info@manchestereicr.com
🌐 Website: www.manchestereicr.com
Stay compliant. Protect your tenants. Work with Manchester’s leading electrical inspection team.