Quick answer
An HMO landlord in London normally needs a gas safety record, a satisfactory EICR, an EPC, a fire risk assessment of the shared areas, and evidence that legionella and asbestos risks have been assessed. Supplied appliances should be PAT tested. Each council sets its own licence conditions, so check your borough before you apply or renew.
If you let a shared house in London, the certificate list is longer than for an ordinary rental. A council reviewing an HMO licence application, or inspecting a licensed property, expects to see current paperwork for each item below. Missing or out-of-date documents are one of the most common reasons applications are delayed.
This checklist explains what each certificate is, how often it is due and what usually goes wrong, so you can plan your visits in the right order.
The HMO certificate checklist at a glance
| Certificate | How often | Where it comes from |
|---|---|---|
| Gas Safety Certificate (CP12) | Every 12 months | Legal duty; any property with gas appliances |
| EICR | At least every 5 years | Legal duty for private rented homes in England; HMO licence condition |
| EPC | Valid for 10 years | Required to let; minimum band E |
| Fire risk assessment | Reviewed regularly | Legal duty for the shared areas of an HMO |
| Legionella risk assessment | Reviewed when things change, often every 2 years | Health and safety duty to assess and control risk |
| PAT testing | Commonly annual | Supplied appliances must be safe; councils expect evidence |
| Asbestos management survey | Reviewed periodically | Duty to manage asbestos in common parts |
1. Gas Safety Certificate
A Gas Safe registered engineer must check every gas appliance and flue you supply once a year. Tenants must receive the record before they move in or within 28 days of the check. In an HMO this typically includes the boiler, the shared cooker and any gas fires, all recorded on one certificate. Because it is annual, it is the document most likely to expire while a council is reviewing your file.
2. Electrical Installation Condition Report (EICR)
The fixed wiring must be inspected and tested at least every five years by a qualified electrician. The report grades defects as C1 (danger present), C2 (potentially dangerous) or C3 (improvement recommended), and FI where further investigation is needed. A report with a C1, C2 or FI is unsatisfactory until the work is completed and confirmed. Councils generally expect a satisfactory report with any remedial work evidenced.
3. Energy Performance Certificate (EPC)
An EPC rates the building from A to G and lasts ten years. Private rented property in England must normally reach at least band E unless a valid exemption is registered. Councils often ask for the EPC with a licence application. If yours is in date you can reuse it.
4. Fire risk assessment
The person responsible for the shared parts of an HMO, usually the landlord, must carry out a fire risk assessment and keep it under review. It should cover alarms and detection, fire doors, escape routes, emergency lighting where needed, kitchen fire safety and written procedures. Councils then apply their own licence standards for alarms and doors in addition to this legal duty.
5. Legionella risk assessment
There is no single legal certificate for legionella, but landlords must assess and control the risk from the water system. Shared houses often have stored water, rooms that sit empty between tenants and little-used outlets, all of which raise the risk. A written assessment with simple control measures is the normal way to show you have met the duty.
6. PAT testing
No regulation says “PAT test every appliance”, but appliances you supply must be safe and a dated test record is the clearest evidence. In a shared house the communal kitchen alone can contain a dozen items, so this is usually the longest list on the day.
7. Asbestos management survey
The duty to manage asbestos applies to the common parts of buildings such as HMOs. If your property was built or converted before 2000 and you cannot show an existing asbestos report, a management survey is the practical way to meet the duty. Asbestos surveys are handled by our specialist sister service, Asbestos London Survey; a survey identifies asbestos but does not remove it.
Order of booking that saves time
- Start with the EICR, because any remedial work takes the longest.
- Book the gas check as close to submission as practical, since it expires after 12 months.
- Do the fire risk assessment, legionella assessment and PAT test in the same window so the engineers can share access to the property.
- Add the EPC and asbestos survey if they are not already in date.
Mistakes that delay a licence
- Submitting an EICR with unresolved C1 or C2 observations and no proof of remedial work.
- A gas certificate that expires while the application is pending.
- A fire risk assessment that does not mention the specific property or the number of occupants.
- Reports that show the wrong address or the wrong number of lettable rooms.
Booking everything together
Frequently asked questions
Which certificates does an HMO need in London?
At minimum a gas safety certificate, an EICR, an EPC, a fire risk assessment, and evidence that legionella and asbestos risks have been assessed. Check your borough for any extra conditions, and see the London areas we cover.
Do all boroughs ask for the same documents?
The core list is similar, but each council sets its own licence conditions and application forms.
How long does it take to get everything?
Booking the visits usually takes a few days. Allow extra time if the EICR needs remedial work.
Sources and further reading
- GOV.UK: Your landlord’s safety responsibilities
- GOV.UK: Fire safety in the workplace, including common areas of multi-occupied residential buildings
- HSE: Legionnaires’ disease and landlords’ responsibilities
- HSE: Asbestos
Related guides
- How often does an HMO need an EICR?
- HMO gas safety certificate rules
- HMO fire risk assessment requirements
- HMO licence renewal checklist
Need this arranged across one or several properties? Request a written quote or call 07707 999369.
This guide is general information for landlords in England, not legal advice. Councils set their own HMO licence conditions, so check your borough’s requirements before you apply or renew.