When you operate HMOs, safety isn’t a side issue — it’s central to everything. Across the HMOs we manage in Manchester, Salford, Bolton, Rochdale and beyond, electrical and gas safety are two of the areas where landlords are most exposed to enforcement action if systems slip.
What we’ve found over the years is that most issues don’t come from landlords ignoring their responsibilities. They come from assumptions, outdated guidance, or certificates quietly expiring while everyone is focused on tenants, refurbishments or voids.
This article sets out, in plain terms, what HMO landlords must do in 2026, based on what councils actually check for and what we deal with day-to-day in real properties.
1. HMO electrical safety Greater Manchester
Every HMO must have a valid Electrical Installation Condition Report (EICR) carried out by a qualified electrician at least every five years.
In practice, this is one of the first documents councils ask for during:
Licence applications or renewals
Compliance visits
Investigations following tenant complaints
Where we often see problems is not the absence of an EICR — but what happens after it’s issued.
Common real-world issues we come across include:
Reports showing C2 or FI issues that were never rectified
Remedial works completed but no written evidence retained
Landlords assuming the electrician “sorted everything” without confirmation
From a council’s perspective, an EICR with outstanding issues is the same as non-compliance.
How we handle it:
We treat the EICR as a live document. Any issues are actioned immediately, confirmation is obtained in writing, and everything is logged centrally so it’s ready when the council asks.
2. PAT Testing: Mandatory in HMOs
This is an area where there’s still confusion — but for HMOs, the position is clear.
In licensed HMOs, PAT testing is effectively mandatory. While general landlord guidance sometimes refers to PAT testing as “best practice”, local authorities expect HMO landlords to be able to prove that all landlord-supplied appliances are safe.
In inspections across Manchester and Greater Manchester, we’re routinely asked to provide:
PAT testing records
Pass/fail dates
Evidence that failed appliances were removed or replaced
The most common issues we find are:
Appliances replaced mid-tenancy but never added to the PAT register
Older items left in communal kitchens without testing
PAT carried out once, then not repeated
Our rule is simple:
If we supply it, we test it — and we keep the paperwork ready.
This removes debate during inspections and demonstrates proactive electrical safety management.
Additional points we regularly have to clarify with landlords:
• Landlord-supplied appliances such as fridges, freezers, washing machines, tumble dryers, microwaves and kettles are expected to be PAT tested in HMOs. If the appliance is provided as part of the property, councils treat it as the landlord’s responsibility.
• Newly purchased appliances do not usually require immediate PAT testing, provided they are new, CE-marked and supplied with manufacturer documentation. However, they must still be added to the PAT register and tested at the next scheduled testing cycle.
• Tenant-owned appliances sit in a grey area. While landlords are not legally responsible for testing tenants’ personal items, many councils expect HMO managers to take reasonable steps to manage risk. In practice, we often require tenants to make personal appliances available for testing, or restrict certain high-risk items altogether. This is something we manage clearly through house rules and onboarding.
3. HMO gas safety Manchester
Gas safety is where councils show the least flexibility — and for good reason.
HMO landlords must:
Arrange an annual gas safety check by a Gas Safe registered engineer
Ensure certificates never expire
Provide copies to tenants and councils on request
We’ve seen enforcement action taken where:
Certificates expired during tenant changeovers
Access issues weren’t chased early enough
Documents existed but couldn’t be produced quickly
These are not theoretical risks.
A Manchester landlord was prosecuted and fined after failing to carry out annual gas safety checks over a prolonged period, and Greater Manchester councils have issued significant civil penalties where gas safety failures were identified during inspections.
From a council’s point of view, intent doesn’t matter — only compliance.
What we do:
Expiry dates are tracked, reminders are automated, access is arranged early, and missed appointments are rebooked immediately. Gas safety is never allowed to drift.
4. Smoke & Carbon Monoxide Alarms: Still Non-Negotiable
Although this article focuses on electrical and gas safety, alarms sit directly alongside them.
In the HMOs we manage, we ensure:
Interlinked smoke alarms on every storey
Carbon monoxide alarms in all relevant rooms
Testing is logged and issues are resolved immediately
Councils increasingly expect evidence — not just confirmation — that alarms are installed and maintained.
5. Record-Keeping: Where Many Landlords Fall Short
We often say this to landlords:
It doesn’t matter how compliant you are if you can’t show it.
During council visits, officers typically want to see:
Current EICR
PAT testing records
Gas Safety Certificates
Evidence of remedial works
Clear dates and audit trails
We regularly come across landlords who are compliant in practice but lose time — and credibility — because documents are scattered across emails or contractors’ invoices.
As HMO specialists, we centralise everything so it’s accessible instantly.
6. What Happens When Safety Slips
When electrical or gas safety requirements aren’t met, consequences can include:
Improvement notices
Civil penalties of up to £30,000
Rent Repayment Orders
Licence refusal or revocation
Greater Manchester councils are increasingly proactive, and inspections are no longer rare or reactive. Many are routine, scheduled, and detailed.
7. Our HMO Gas & Electrical Safety Checklist
This is the baseline we never compromise on:
✔ Valid EICR, with all issues resolved
✔ Mandatory PAT testing for all supplied appliances
✔ Annual Gas Safety Certificate never allowed to expire
✔ Smoke and CO alarms installed, tested and logged
✔ Clear, accessible safety documentation
✔ Reminder systems for all renewals
This approach protects tenants — and just as importantly, protects landlords.
Managing electrical and gas safety in an HMO isn’t about knowing the rules — it’s about consistently meeting them.
If you’re not completely confident your HMO safety processes align with what councils in Manchester and Greater Manchester actually expect, we can carry out a full compliance audit and highlight any gaps before they become problems.
👉 Get in touch to arrange an HMO safety review.
