HMOs face stricter electrical safety requirements than standard lets. This guide covers what London councils specifically require, EICR frequency, PAT testing obligations, and common electrical failure points in HMO licensing inspections.
EICR Requirements for London HMOs
HMOs must have an EICR (Electrical Installation Condition Report) carried out at least every 5 years under the Electrical Safety Standards Regulations 2020. Many London borough HMO licence conditions go further:
- Most London boroughs require EICR every 5 years OR at every change of tenancy (whichever is sooner)
- Some boroughs (including Newham, Haringey, Hackney) require EICR every 3-5 years depending on the property's electrical installation age
- If the EICR report specifies a reinspection period shorter than 5 years, that period must be followed
The EICR must be carried out by a qualified electrician registered with a competent person scheme (NICEIC, NAPIT, Stroma, ECA). The report must be provided to tenants within 28 days and retained for 6 years.
PAT Testing for HMOs
PAT (Portable Appliance Testing) is a legal requirement for landlord-supplied portable electrical appliances in HMOs. This includes:
- Fridges, freezers, washing machines, dishwashers
- Microwaves, kettles, toasters
- Electric fires and portable heaters
- Any other appliance supplied by the landlord
Recommended PAT testing intervals for HMOs: annual testing for high-risk appliances (kitchen appliances), every 2 years for low-risk appliances (lamps, clocks). Most London HMO licence conditions specify annual PAT testing for all landlord-supplied appliances.
RCD Protection Requirements
All circuits in an HMO must have RCD (Residual Current Device) protection under current 18th Edition wiring regulations. Specifically:
- All socket outlet circuits must have RCD protection
- All lighting circuits must have RCD protection (not required in pre-18th edition installations but required on upgrade)
- An RCBO board (individual RCD+MCB per circuit) is strongly recommended for HMOs — a split-load board trips all circuits on one RCD when one fault occurs, causing unnecessary blackouts for multiple rooms
Smoke Alarm Wiring in HMOs
The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 and most London HMO licence conditions require:
- Interlinked alarms — when one triggers, all sound
- Mains-powered (Grade D, LD2 minimum) — battery-only alarms are not acceptable for HMO licensing in most London boroughs
- Alarms in every room used as sleeping accommodation and on every floor
- Heat alarm (not smoke alarm) in kitchen
Emergency Lighting
HMOs of 3 or more storeys require emergency lighting in the common escape routes (corridors, stairwells, exits). This must meet BS 5266-1 and is typically a maintained or non-maintained emergency luminaire on every landing and in every escape corridor.
Frequently asked questions
How often does an HMO need an EICR in London?
Under the Electrical Safety Standards Regulations 2020, HMOs must have an EICR at least every 5 years. Many London borough HMO licence conditions require every 5 years or at every change of tenancy, whichever is sooner. Check your specific borough's licensing conditions — Newham and Haringey have stricter requirements than the national minimum.
Do I need PAT testing for a London HMO?
Yes — PAT testing is a legal requirement for all landlord-supplied portable electrical appliances in HMOs. Most London HMO licence conditions require annual PAT testing. Appliances without valid PAT records are a common reason for licensing condition breaches found at inspection.
What consumer unit type is required for a London HMO?
A consumer unit with full RCD protection on all circuits is required. An RCBO board (individual RCBO per circuit) is strongly advisable for HMOs — it prevents one circuit fault tripping all rooms simultaneously. Old rewireable fuse boxes or split-load boards without RCD protection will be coded C2 on an EICR and must be replaced.
Can I self-certify electrical works on my London HMO?
No — electrical work on HMOs must be carried out by a qualified electrician registered with a competent person scheme (NICEIC, NAPIT). Any notifiable electrical work (new circuit, consumer unit replacement) requires a Part P completion certificate. Self-certified work by unqualified persons invalidates insurance and will be identified as non-compliant on the next EICR.