Brighton HMO Licence Conditions and Fire Safety Requirements
A licence from Brighton & Hove City Council isn't a one-off stamp — it comes with a set of binding conditions that run for the full licence term, and breaching any of them can trigger a civil penalty of up to £40,000 per offence.
The conditions sit in two layers: mandatory conditions required by Schedule 4 of the Housing Act 2004 (which every council in England must impose), and discretionary local conditions that Brighton & Hove adds on top.
Mandatory Conditions (All Schemes)
These apply to every licence — selective, additional HMO and mandatory HMO alike:
Gas safety. Supply an annual Gas Safety Certificate (CP12) from a Gas Safe registered engineer. The council can demand a copy at any time, and you have 7 days to provide it.
Electrical safety. Keep all electrical installations and landlord-supplied appliances in a safe condition. A satisfactory Electrical Installation Condition Report (EICR) within the last 5 years is mandatory at application, and any C1 or C2 remedial codes must be resolved within 28 days.
Smoke and carbon monoxide alarms. Install smoke alarms on every storey and carbon monoxide alarms in any room with a fuel-burning appliance. Test them regularly and keep records.
Tenancy agreements. Provide every occupant with a written tenancy agreement containing clear terms, repair contact details and deposit protection information.
Fire Safety (HMOs)
HMO licences carry additional fire safety obligations. The council expects a fire alarm system tested to BS 5839 Grade D1 or D2 — that means interlinked mains-powered smoke and heat detectors with battery backup. You need a commissioning certificate or periodic test certificate as part of your application.
Emergency lighting may be required in shared hallways and stairwells depending on the building layout, particularly in larger mandatory HMOs.
Fire doors to kitchens and bedrooms must be self-closing (30-minute fire-rated in most HMO configurations). Escape routes must be kept clear at all times, and you need thumb-turn locks on final exit doors so occupants can leave without a key in an emergency.
A Portable Appliance Testing (PAT) certificate covering all landlord-supplied electrical goods is mandatory for additional and mandatory HMO applications. For selective licence properties, PAT is conditional — required only if you provide electrical appliances.
Ongoing Management Conditions
Beyond the application stage, the licence requires:
Six-monthly inspections. Carry out a formal property inspection at least once every six months and keep a written log recording dates, findings and any remedial work done. The council can demand this log within 28 days.
Display management details. Post the licence holder's contact details, emergency repair numbers and waste collection schedules inside the property where occupants can see them.
Emergency repairs. Respond to security-critical repairs within 24 hours of notification.
28-day change notifications. Report any change in ownership, mortgage lender, management agency, licence holder contact details, fit-and-proper status or proposed physical alterations to the property within 28 calendar days.
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What Happens When You Breach a Condition
Brighton & Hove enforces licence breaches under its Private Sector Housing Enforcement Policy (updated 1 May 2026). The council has two routes:
- Civil penalty — up to £40,000 per offence under Section 249A
- Criminal prosecution — unlimited fine upon conviction in the Magistrates' Court
Condition breaches can also weaken your position if tenants apply for a Rent Repayment Order. For licensing offences committed after 1 May 2026, the First-tier Tribunal can award up to 24 months of gross rent — doubled from the previous 12-month cap under the Renters' Rights Act 2025.
Repeated or serious breaches can lead to licence revocation, an Interim Management Order (the council takes over the property's management for up to 12 months), entry on the Database of Rogue Landlords, or a Banning Order prohibiting you from letting property nationwide.
Staying Compliant
The conditions aren't onerous once they're organised. The practical challenge is keeping all the certificates, inspection logs and notification deadlines in one place across a five-year licence term.
Our Brighton & Hove Landlord Licensing guide includes the complete condition checklist for all three licensing schemes, a printable inspection log template and a renewal diary — everything you need to stay compliant from application through to scheme expiry.
Get Your Free Brighton and Hove Landlord Licensing Checklist
Download the Brighton and Hove Landlord Licensing Checklist — a printable guide with checklists, scripts, and action plans you can start using today.