HMO Licensing Scheme 2021 - Year 1 Progress report

Application Processing and Administration

As there was a period of time between the expiry of the previous scheme and the new scheme in June 2021, there were a number of licences that could not be renewed when the new scheme commenced, as the Housing Act 2004 does not allow a licence to be renewed if the previous licence has expired. These licences, known as “gap licences” had to be new licence applications, however the Council agreed that the application fee would be charged at the lower renewal fee if the application was made prior to the start of the scheme. All applicants were made aware of this, and of the 635 applications predicted, 93% were received before the 10th June 2021.

Number of applications received

The processing of all new HMO licences includes an inspection, however “gap licence” were not inspected prior to the licence being issued. Due to COVID 19, a number of these were undertaken using an audit and photograph regime where physical inspection of the property was not available 

Number of inspections carried out for new applications

• Q1 - 39
• Q2 - 99
• Q3 - 86
• Q4  - 70

Number of licences issued

Performance

The downturn in performance in relation to new applications has been due to the increased number of such applications being processed. All the licences that expired in the gap between the expire scheme and the renewed scheme had to be new licences which take more time to process than renewals, this should improve as the scheme progresses.

Compliance with the Scheme

The compliance with the scheme is monitored following compliance visits. Currently of the 559 compliance checks undertaken, 73% of properties were compliant with their HMO licensing conditions

Periodic Inspections

As part of the licensing scheme the Council must seek to remove or reduce category 1 or category 2 hazards from HMOs using Housing Act Part 1 powers and undertaking HHSRS assessments where required. Compliance with the scheme is also measured when undertaking such inspections or audits. This is improving as the scheme progresses.

HMO related Service requests

The HMO enforcement team have received 871 service requests since April 2021 this figure does not include service requests in relation to tenancy relations, noise and anti- social behaviour. 25% of the service requests related to disrepair and non-compliance with 30% relating to licence enquiries and 142 suspected HMOs operating without a licence.  Overall 95% of the service requests were responded to within 5 working days. This figure is 34% reduction on the service requests received in 20/21, however there was an increase in the year 20/21 of enquiries concerning COVID and also in relation to reports of suspected unlicensed HMOs.

Breakdown of service requests received per year

• Q1 - 337
• Q2 - 698
• Q3 - 310
• Q4 - 317
• Total - 1662

Suspect HMO investigations

There have been 158 referrals concerning HMOs operating without a licence, with over 30% being referred by members of the public and neighbours, approximately 10% from internal referrals in the Council and 7% from Councillors.  Referrals are always investigated, however due to COVID 19 unannounced visits have been reduced as they are considered high risk in terms of the possible transmission of the virus.

The outcome of concluded investigations (88% at year-end), was that in 20.3 % of the cases investigated,  HMO applications were made, however 46.8% of the cases were found not to be an HMO at the time of the investigation; with 13.9% requiring a future check as the evidence of multiple occupation was not conclusive