Accommodation compliance for hotels, B&Bs, and holiday lets
- 3 steps
UK Act of Parliament
2004
United Kingdom
Housing Act 2004 (HHSRS framework)
At a glance
Enforced by
What's here
49 compliance obligations, 8 practical guides across 2 topics · 3 journeys
Penalty landscape
11 of 49 obligations carry an unlimited fine. 7 carry different penalties and 31 have no criminal penalty — flagged in the list below.
Who this Act binds
Business-side actors with duties under this Act, ranked by how often they appear.
- Any Person 19
- Licence Holder 1
- Director or Officer 1
- Occupier 1
- Landlord 1
Plus 26 non-business duties on Crown ministers, regulators, local authorities or tribunals — shown collapsed under each section below.
Step-by-step journeys using this legislation
Walkthroughs that take you from a real business situation to compliance.
Start a hospitality business: licences, food safety, and compliance
- 1 step
Start a lettings agency
- 1 step
Relevant guidance
Practical guides for businesses affected by this Act, ordered by how closely they engage with it.
Direct — cites this Act
1 guidesSupporting — topic alignment
7 guidesOther Acts binding the same actors
For each actor bound by this Act, the other UK Acts that bind them most often. Useful for understanding the full compliance landscape facing each role.
Any Person also bound by 749 other Acts (top 5 shown)
- Human Medicines Regulations 2012 2012 110 duties
- Licensing Act 2003 2003 105 duties
- Merchant Shipping Act 1995 1995 97 duties
- Road Traffic Act 1988 1988 95 duties
- Air Navigation Order 2016 2016 86 duties
Licence Holders also bound by 50 other Acts (top 5 shown)
- Space Industry Regulations 2021 2021 50 duties
- Human Medicines Regulations 2012 2012 11 duties
- Value Added Tax Regulations 1995 1995 7 duties
- Air Navigation Order 2016 2016 5 duties
- Animal Welfare (Licensing of Activities Involving Animals) (England) Regulations 2018 2018 5 duties
Directors and Officers also bound by 224 other Acts (top 5 shown)
- Insolvency (England and Wales) Rules 2016 2016 75 duties
- Companies Act 2006 2006 63 duties
- Insolvency Act 1986 1986 46 duties
- CCBSA 2014 2014 22 duties
- CAICEA 2004 2004 18 duties
Occupiers also bound by 101 other Acts (top 5 shown)
- Regulatory Reform (Fire Safety) Order 2005 (England/Wales comparison) 2005 23 duties
- Fire Safety (Scotland) Regulations 2006 2006 21 duties
- Avian Influenza and Influenza of Avian Origin in Mammals (England) (No. 2) Order 2006 2006 15 duties
- Nitrate Pollution Prevention Regulations 2015 2015 13 duties
- Highways Act 1980 1980 12 duties
Landlords also bound by 70 other Acts (top 5 shown)
- Fire Safety (England) Regulations 2022 2022 59 duties
- Renting Homes (Wales) Act 2016 2016 33 duties
- Housing Act 1985 1985 31 duties
- Housing (Scotland) Act 2006 2006 14 duties
- Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 2015 10 duties
What this Act requires
Sections that create concrete duties on businesses or carry penalties. Procedural and definitional sections are folded into the “Browse other sections” expander at the bottom of each group. Click any section title to read the source text on legislation.gov.uk.
Part 1 — Housing conditions
Local housing authorities to review housing conditions in their districts
Other duties (1) — Crown / regulator
- Local authorities must review housing conditions and HMO licensing needs Local authority
Inspections by local housing authorities to see whether category 1 or 2 hazards exist
Other duties (1) — Crown / regulator
- Local authorities must inspect properties for health and safety hazards Local authority
Contents of improvement notices
Other duties (1) — Crown / regulator
- Local Authority must include specific details in housing improvement notices Local authority
Prohibition orders relating to category 1 hazards: duty of authority to make order
Other duties (1) — Crown / regulator
- Local Authority must issue prohibition orders for serious housing hazards Local authority
Contents of prohibition orders
Other duties (1) — Crown / regulator
- Local Authority must issue detailed Prohibition Orders for housing hazards Local authority
Review of suspended prohibition orders
Other duties (1) — Crown / regulator
- Local Authority must review suspended prohibition orders annually Local authority
Offence of failing to comply with improvement notice
Unlimited fine- Fail to comply with improvement notice Any Person
Offence of failing to comply with prohibition order etc.
Unlimited fine- Fail to comply with a prohibition order Any Person
Power of court to order occupier or owner to allow action to be taken on premises
Fine up to £20- Fail to comply with court order to allow action on premises Occupier
Notice of emergency remedial action
Other duties (1) — Crown / regulator
- Local Authority must issue a detailed notice after emergency remedial action Local authority
Contents of emergency prohibition orders
Other duties (1) — Crown / regulator
- Local authorities must issue detailed Emergency Prohibition Orders Local authority
Browse 45 other sections in this Part — procedural / definitional / commencement
New system for assessing housing conditions and enforcing housing standards
Meaning of “category 1 hazard” and “category 2 hazard”
Power to set standards for qualifying residential premises
Qualifying residential premises
Category 1 hazards: general duty to take enforcement action
Category 1 hazards: how duty under section 5 operates in certain cases
Category 2 hazards: powers to take enforcement action
Reasons for decision to take enforcement action
Guidance about inspections and enforcement action
Consultation with fire and rescue authorities in certain cases
Improvement notices relating to category 1 hazards: duty of authority to serve notice
Improvement notices relating to category 2 hazards: power of authority to serve notice
Suspension of improvement notices
Operation of improvement notices
Revocation and variation of improvement notices
Review of suspended improvement notices
Service of improvement notices etc. and related appeals
Change in person liable to comply with improvement notice
Prohibition orders relating to category 2 hazards: power of authority to make order
Suspension of prohibition orders
Operation of prohibition orders
Revocation and variation of prohibition orders
Service of copies of prohibition orders etc. and related appeals
Hazard awareness notices relating to category 1 hazards: duty of authority to serve notice
Hazard awareness notices relating to category 2 hazards: power of authority to serve notice
Enforcement action by local housing authorities
Recovery of possession of premises in order to comply with order
Power of tribunal to determine or vary lease
Power of court to authorise action by one owner on behalf of another
Effect of improvement notices and prohibition orders as local land charges
Savings for rights arising from breach of covenant etc.
Effect of Part 4 enforcement action and redevelopment proposals
Emergency remedial action
Recovery of expenses of taking emergency remedial action
Emergency prohibition orders
Appeals relating to emergency measures
Demolition orders
Clearance areas
Transfer of jurisdiction in respect of appeals relating to demolition orders etc.
Power to charge for certain enforcement action
Recovery of charge under section 49
Repeal of power to improve existing enforcement procedures
Repeal of provisions relating to demolition of obstructive buildings
Miscellaneous repeals etc. in relation to fire hazards
Index of defined expressions: Part 1
Part 2 — Licensing of houses in multiple occupation
Designations under section 56: further considerations
Other duties (1) — Crown / regulator
- Local authorities must follow specific criteria before licensing rental areas Local authority
Notification requirements relating to designations
Other duties (1) — Crown / regulator
- Local authorities must publish and provide access to housing designations Local authority
Tests for fitness etc. and satisfactory management arrangements
Other duties (1) — Crown / regulator
- Local Authority must assess 'fit and proper' status for housing licences Local authority
Duty to revoke licence in banning order cases
Other duties (1) — Crown / regulator
- Local Authority must revoke housing licences for banned persons Local authority
Offences in relation to licensing of HMOs
Unlimited fine- Operate HMO without licence or breach licence conditions Any Person
Other consequences of operating unlicensed HMOs: rent repayment orders
- Pay back rent if you operate an unlicensed HMO Any Person
Browse 20 other sections in this Part — procedural / definitional / commencement
Licensing of HMOs to which this Part applies
Designation of areas subject to additional licensing
Designation needs confirmation or general approval to be effective
Duration, review and revocation of designations
Requirement for HMOs to be licensed
Temporary exemption from licensing requirement
Applications for licences
Grant or refusal of licence
Tests as to suitability for multiple occupation
Licence conditions
Licences: general requirements and duration
Variation of licences
Power to revoke licences
Procedural requirements and appeals against licence decisions
Further provisions about rent repayment orders
Other consequences of operating unlicensed HMOs: restriction on terminating tenancies (England)
Other consequences of operating unlicensed HMOs: restriction on terminating tenancies (Wales)
Transitional arrangements relating to introduction and termination of licensing
Meaning of “HMO”
Index of defined expressions: Part 2
Part 3 — Selective licensing of other residential accommodation
Designations under section 80: further considerations
Other duties (1) — Crown / regulator
- Local authorities must follow strict criteria when designating licensing areas Local authority
Notification requirements relating to designations
Other duties (1) — Crown / regulator
- Local authorities must publish and provide copies of licensing designations Local authority
Tests for fitness etc. and satisfactory management arrangements
Other duties (1) — Crown / regulator
- Local Authority must assess 'fit and proper' status for housing licences Local authority
Duty to revoke licence in banning order cases
Other duties (1) — Crown / regulator
- Local Authority must revoke housing licences in banning order cases Local authority
Offences in relation to licensing of houses under this Part
Unlimited fine- Operate house without required licence or breach licence conditions Landlord
Other consequences of operating unlicensed houses: rent repayment orders
- Repay rent or benefits if you operate an unlicensed property Any Person
Index of defined expressions: Part 3
Amended 2 timesBrowse 17 other sections in this Part — procedural / definitional / commencement
Licensing of houses to which this Part applies
Designation of selective licensing areas
Designation needs confirmation or general approval to be effective
Duration, review and revocation of designations
Requirement for Part 3 houses to be licensed
Temporary exemption from licensing requirement
Applications for licences
Grant or refusal of licence
Licence conditions
Licences: general requirements and duration
Variation of licences
Power to revoke licences
Procedural requirements and appeals against licence decisions
Further provisions about rent repayment orders
Other consequences of operating unlicensed houses: restriction on terminating tenancies (England)
Other consequences of operating unlicensed houses: restriction on terminating tenancies (Wales)
Meaning of “house” etc.
Part 4 — Additional control provisions in relation to residential accommodation
Interim and final management orders: introductory
Amended 5 timesMaking of interim management orders
Amended 5 timesSpecial interim management orders
Amended 1 timeThe health and safety condition
Amended 2 timesOperation of interim management orders
Amended 7 timesLocal housing authority’s duties once interim management order in force
Amended 1 timeGeneral effect of interim management orders
Amended 2 timesGeneral effect of interim management orders: leases and licences granted by authority
Amended 2 timesGeneral effect of interim management orders: immediate landlords, mortgagees etc.
Amended 2 timesFinancial arrangements while order is in force
Amended 6 timesRevocation of interim management orders
Amended 3 timesMaking of final management orders
Amended 6 timesOperation of final management orders
Amended 5 timesLocal housing authority’s duties once final management order in force
Amended 1 timeOther duties (1) — Crown / regulator
- Local authorities must manage and review properties under management orders Local authority
General effect of final management orders
Amended 4 timesGeneral effect of final management orders: leases and licences granted by authority
Amended 2 timesGeneral effect of final management orders: immediate landlords, mortgagees etc.
Amended 2 timesManagement schemes and accounts
Amended 2 timesEnforcement of management scheme by relevant landlord
Amended 2 timesVariation of final management orders
Amended 2 timesRevocation of final management orders
Amended 3 timesProcedural requirements and appeals
Amended 2 timesEffect of management orders: occupiers
Amended 1 timeEffect of management orders: agreements and legal proceedings
Amended 2 timesEffect of management orders: furniture
Amended 3 timesManagement orders: power to supply furniture
Amended 2 timesCompensation payable to third parties
Amended 2 timesOther duties (1) — Crown / regulator
- Local Authority must consider compensation for third-party rights interference Local authority
Termination of management orders: financial arrangements
Amended 3 timesTermination of management orders: leases, agreements and proceedings
Amended 2 timesManagement orders: power of entry to carry out work
Unlimited fine Amended 2 times- Fail to comply with court order to allow entry for remedial work Any Person
Empty dwelling management orders: introductory
Amended 2 timesMaking of interim EDMOs
Amended 6 timesAuthorisation to make interim EDMOs
Amended 3 timesLocal housing authority’s duties once interim EDMO in force
Amended 2 timesOther duties (1) — Crown / regulator
- Local authority must manage and insure properties under interim EDMOs Local authority
Making of final EDMOs
Amended 3 timesLocal housing authority’s duties once final EDMO in force
Amended 2 timesOther duties (1) — Crown / regulator
- Local Authority must manage and monitor properties under a final EDMO Local authority
Compensation payable to third parties
Amended 3 timesOther duties (1) — Crown / regulator
- Local Authority must consider compensation for third parties under an EDMO Local authority
Service of overcrowding notices
Fine up to £2,500 Amended 10 times- Fail to comply with an overcrowding notice Any Person
Contents of overcrowding notices
Other duties (1) — Crown / regulator
- Local authorities must specify occupancy limits in overcrowding notices Local authority
Requirement as to overcrowding generally
Unlimited fine Amended 2 times- Prevent overcrowding and ensure separate sleeping quarters in HMOs Any Person
Requirement as to new residents
Unlimited fine Amended 3 times- Comply with new resident restrictions in overcrowding notices Any Person
Appeals against overcrowding notices
Amended 6 timesRevocation and variation of overcrowding notices
Amended 4 timesSupplementary provisions
Amended 2 timesInterpretation and modification of this Part
Amended 2 timesIndex of defined expressions: Part 4
Amended 2 timesBrowse 1 other section in this Part — procedural / definitional / commencement
Part 5
Meaning of “residential property” and “home information pack”
Amended 4 timesMeaning of “on the market” and related expressions
Amended 4 timesActing as estate agent
Amended 4 timesResponsibility for marketing: general
Amended 4 timesResponsibility of person acting as estate agent
Amended 4 timesResponsibility of the seller
Amended 4 timesApplication of sections 155 to 158
Amended 4 timesDuty to have a home information pack
Amended 4 times- Provide a home information pack when selling a residential property Any Person
Duty to provide copy of home information pack on request
Amended 4 times- Provide a copy of the Home Information Pack on request Any Person
Section 156 (1) duty: imposition of conditions
Amended 4 timesOther duties (1) — Crown / regulator
- Secretary of State may set conditions on the duty to provide HIP copies Crown / Minister / Government department
Duty to ensure authenticity of documents in other situations
Unlimited fine Amended 4 times- Ensure authenticity of property documents Any Person
Other duties of person acting as estate agent
Amended 4 timesResidential properties not available with vacant possession
Amended 4 timesContents of home information packs
Amended 1 timeHome condition reports
Amended 1 timeRegister of home condition reports
Amended 4 timesEnforcement authorities
Amended 5 timesPower to require production of home information packs
Amended 4 timesPenalty charge notices
Amended 8 timesOffences relating to enforcement officers
Fine up to £2,500 Amended 4 times- Obstruct or assault enforcement officer Any Person
Right of private action
Amended 4 timesApplication of Part to sub-divided buildings
Amended 4 timesPower to require estate agents to belong to a redress scheme
Amended 4 timesApproval of redress schemes
Amended 4 timesWithdrawal of approval of redress schemes
Amended 4 timesOffice of Fair Trading
Amended 4 timesInterpretation of Part 5
Amended 4 timesIndex of defined expressions: Part 5
Amended 4 timesBrowse 3 other sections in this Part — procedural / definitional / commencement
Part 6 — Other provisions about housing
Extension of introductory tenancies
Amended 10 timesExceptions to the right to buy: determination whether exception for dwelling-house suitable for elderly persons applies
Amended 3 timesSecure tenancies: withholding of consent to mutual exchange
Amended 2 timesRight to buy: suspension by court order
Amended 3 timesRight to buy: suspension of landlord’s obligation to complete
Amended 2 timesDisclosure of information as to orders etc. in respect of anti-social behaviour
Amended 3 timesRight of assured tenant to acquire dwelling not affected by collective enfranchisement
Amended 1 timeExtension of protection from harassment for occupiers of mobile homes
2 years imprisonment Amended 2 times- Harass or withhold services to mobile‑home occupiers Any Person
Tenancy deposit schemes
Amended 12 timesProvision of information to local authorities
Amended 12 timesRequirements relating to tenancy deposits
Amended 4 timesProceedings relating to tenancy deposits
Amended 16 timesSanctions for non-compliance
Amended 10 timesStatutory periodic tenancies: deposit received before 6 April 2007
Amended 10 timesShorthold tenancies: deposit received on or after 6 April 2007
Amended 10 timesSections 215A and 215B: transitional provisions
Amended 10 timesEnergy efficiency of residential accommodation: England
Amended 1 timeExtension of right to acquire
Amended 1 timeAllocation of housing accommodation by local authorities
Amended 1 timeDuties of local housing authorities in England : accommodation needs of gypsies and travellers
Amended 6 timesGuidance in relation to section 225
Amended 5 timesRemoval of duty on local housing authorities to send annual reports to tenants etc.
Amended 2 timesSocial Housing Ombudsman for Wales
Amended 1 timeBrowse 31 other sections in this Part — procedural / definitional / commencement
Extension of qualifying period for right to buy
Exceptions to the right to buy: houses due to be demolished
Right to buy: claim suspended or terminated by demolition notice
Landlord’s notice to complete
Repayment of discount: periods and amounts applicable
Repayment of discount: increase attributable to home improvements to be disregarded
Deferred resale agreements
Right of first refusal for landlord etc.
sInformation to help tenants decide whether to exercise right to buy etc.
Termination of rent to mortgage scheme
Repayment of discount: periods and amounts applicable
Repayment of discount: increase attributable to home improvements to be disregarded
Local authority’s right of first refusal
Deferred resale agreements
Repayment of discount: periods and amounts payable
Registered social landlord’s right of first refusal
Deferred resale agreements
Repayment of discount: periods and amounts payable
Housing action trust’s right of first refusal
Deferred resale agreements
Particulars of site agreements to be given in advance
Implied terms relating to termination of agreements or disposal of mobile homes
Power to amend terms implied in site agreements
Protected sites to include sites for gypsies
Suspension of eviction orders
Overcrowding
Amendments relating to registered social landlords
Disclosure of information to registered social landlords for the purposes of section 1 of the Crime and Disorder Act 1998
Additional power to give grants for social housing
Rights of pre-emption in connection with assured tenancies
Disabled facilities grant: caravans
Part 7 — Supplementary and final provisions
Residential property tribunals
Amended 3 timesPowers and procedure of residential property tribunals
Amended 13 timesAppeals from residential property tribunals
Amended 8 timesAdditional Powers of First-tier Tribunal and Upper Tribunal
Amended 8 timesTransfer from court to First-tier Tribunal
Amended 8 timesAppeals from the First-tier Tribunal
Amended 8 timesEnforcement
Amended 8 timesRegister of licences and management orders
Amended 2 timesOther duties (1) — Crown / regulator
- Local authorities must maintain a public register of housing licences Local authority
Management regulations in respect of HMOs
Unlimited fine Amended 2 times- Fail to comply with HMO management regulations Any Person
Power to require documents to be produced
Amended 3 timesEnforcement of powers to obtain information
Unlimited fine Amended 2 times- Fail to comply with information notice Any Person
Use of information obtained for certain other statutory purposes
Amended 6 timesFalse or misleading information
Unlimited fine Amended 1 time- Supply false or misleading information to a local housing authority Any Person
Powers of entry
Amended 2 timesWarrant to authorise entry
Amended 2 timesPenalty for obstruction
Fine up to £2,500 Amended 2 times- Obstruct a local housing authority officer Any Person
Additional notice requirements for protection of owners
Amended 2 timesAuthorisations for enforcement purposes etc.
Amended 2 timesPower to prescribe forms
Amended 1 timeService of documents
Amended 1 timeOther duties (1) — Crown / regulator
- Local authorities must identify and serve documents to relevant property persons Local authority
Orders and regulations
Amended 5 timesOffences by bodies corporate
- Be liable for a corporate housing offence through consent, connivance or neglect Director or Officer
HMO declarations
Amended 4 timesRevocation of HMO declarations
Amended 1 timeHMOs: persons not forming a single household
Amended 2 timesHMOs: persons treated as occupying premises as only or main residence
Amended 1 timeMeaning of “appropriate national authority”, “local housing authority” etc.
Amended 1 timeMeaning of “lease”, “tenancy”, “occupier” and “owner” etc.
Amended 1 timeMeaning of “person having control” and “person managing” etc.
Amended 3 timesMinor and consequential amendments
Amended 5 timesRepeals
Amended 3 timesShort title, commencement and extent
Amended 3 timesBrowse 15 other sections in this Part — procedural / definitional / commencement
Approval of codes of practice with regard to the management of HMOs etc.
Power to dispense with notices
Licences and other documents in electronic form
Timing and location of things done electronically
Proof of designations
Financial penalties for certain housing offences in England
Power to up-rate level of fines for certain offences
Local inquiries
Meaning of “house in multiple occupation”
HMOs: certain converted blocks of flats
HMOs: presumption that sole use condition or significant use condition is met
Calculation of numbers of persons
Devolution: Wales
The Isles of Scilly
Expenses
Schedules
Licences under Parts 2 and 3: mandatory conditions
- Comply with mandatory licensing conditions for HMOs and rented properties Licence Holder
Management orders: procedure and appeals
Other duties (1) — Crown / regulator
- Local Authority must follow strict notice and consultation rules for Management Orders Local authority
Financial penalties under section 249A
Fine up to £30,000- Breach of housing safety or licensing requirements Any Person
Browse 14 other Schedules — structural / supplementary
Procedure and appeals relating to prohibition orders
Improvement notices: enforcement action by local housing authorities
Licences under Parts 2 and 3: procedure and appeals
Further provisions regarding empty dwelling management orders
Reasons for decision to take enforcement action
New Schedule 5A to the Housing Act 1985: initial demolition notices
Provisions relating to tenancy deposit schemes
New Schedule 2A to the Housing Act 1996
Repeals
Procedure and appeals relating to improvement notices
Registered social landlords
Residential property tribunals: procedure
Buildings which are not HMOs for purposes of this Act (excluding Part 1)
Minor and consequential amendments
Official guidance
Authoritative sources published by regulators or government explaining this legislation.
- Regulator of Social Housing (opens in a new tab) Detailed Guidance
- Renting out a property: landlord responsibilities (GOV.UK) (opens in a new tab) Detailed Guidance
- Estate agents: your responsibilities (GOV.UK) (opens in a new tab) Detailed Guidance
- Landlord safety and legal duties for rented homes (opens in a new tab) Detailed Guidance
- Set up a property letting business (opens in a new tab) Detailed Guidance
- Run an estate agency: rules for selling property (opens in a new tab) Detailed Guidance
- Run a compliant real estate business (opens in a new tab) Detailed Guidance
- Which real estate rules apply to your business (opens in a new tab) Detailed Guidance
- Tourism NI accommodation registration (opens in a new tab) Detailed Guidance
- Short-term lets licensing in Scotland (mygov.scot) (opens in a new tab) Detailed Guidance
- ... and 10 more
Enforcement and responsible bodies
The regulators that administer or enforce this legislation.
Local Authority
PrimaryLocal Authority (Environmental Health / Licensing / Planning)
Local councils enforce food safety (via Environmental Health Officers), issue alcohol licences, grant planning permission, and regulate certain business activities at local …
Regulator of Social Housing
Regulates registered providers of social housing in England. Sets and enforces standards for governance, financial viability, and consumer outcomes including safety, quality, …
Local Fire and Rescue Authority
Local fire and rescue services enforce the Regulatory Reform (Fire Safety) Order 2005 in England and Wales. Conduct fire safety inspections of …
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