HMO Electrical Services | BS 5839-6, EICR, Council Compliant | C-Lec Electrical
HMO Electrical Services • Specialists

HMO Electrical
Services and Compliance

Full electrical compliance for HMO landlords and managing agents. EICRs, fire alarm BS 5839-6 install and certification, emergency lighting BS 5266, mains-wired interlinked smoke alarms, communal door entry and PAT testing. Council compliance on first submission, fast turnaround.

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From: £495 Compliance Refresh
Compliance: BS 7671 + BS 5839-6 + BS 5266
Approval: NAPIT & Part P Approved
At a glance

HMO landlords face stricter electrical compliance than standard rentals. Most local authorities require an EICR every 5 years (often every 3 years for licensed HMOs), a BS 5839-6 fire alarm system with mains-wired interlinked detectors, BS 5266 emergency lighting on communal escape routes and full PAT testing of any landlord-supplied appliances. We handle the full HMO compliance pack as one job: inspection, install, certification and ongoing service. We also handle EICR inspections as a standalone service. Council compliance on first submission, fast turnaround for licence applications and renewals.

Why this matters

HMO compliance failures cost licences and rental income

Local authority HMO licensing teams reject applications that don't meet electrical standards on the first submission. The most common rejections we see: EICR coding errors (everything marked as C3 by an unqualified inspector), fire alarm systems that don't meet the BS 5839-6 grade required for the HMO size, missing emergency lighting on the escape route and no proof of PAT testing on landlord-supplied appliances. Each rejection delays the licence and tenants cannot legally be moved in until it's resolved.

We do HMO compliance properly first time. EICR coded honestly to BS 7671. Fire alarm sized to the HMO grade required (Grade D2 for 1-2 storey, Grade A for 3+ storey). Emergency lighting on every communal escape route and stairwell. Mains-wired interlinked smoke and heat detectors throughout. Full compliance pack issued in PDF for the licence application and council records.

  • Council compliance on first submission, no rejection delays
  • BS 5839-6 fire alarm grade matched to HMO size and storey count
  • Emergency lighting on every escape route and stairwell
  • EICRs coded honestly, no upselling, no manufactured C2s
  • Full compliance pack PDF for licence application and audit trail
Approved Council Compliance on First Submission
NAPITRegistered
BS 5839-6Fire Alarm Certified
BS 5266Emergency Lighting
2 YearWorkmanship Warranty
BS 7671 18th Edition Certified
HMO compliance essentials

The legal dates and grades
HMO landlords must hit

HMO compliance is graded by property size, storey count and tenant count. Different HMO sizes require different fire alarm grades and inspection cycles.

5yrs

EICR Cycle

Most HMOs require EICRs every 5 years. Some local authorities require 3-year cycles for larger licensed HMOs. Always required on tenancy change.

D2-Agrade

Fire Alarm Grade

Grade D2 (interlinked mains-wired detectors) for 1-2 storey HMOs up to 6 occupants. Grade A (full panel system) for 3+ storey or larger HMOs.

28days

Remedial Window

C1 and C2 codes must be rectified within 28 days. Written confirmation sent to tenant and council. Failure to comply can void HMO licence.

12mth

EM Lighting Test

BS 5266 emergency lighting requires annual full duration test. Plus monthly function tests logged in the building log book.

What we cover

Every part of HMO
electrical compliance

HMO EICR Inspections

Full BS 7671 EICR for HMO licence applications, renewals and complaint inspections. Coded honestly. Council compliance on first submission. PDF report for licence pack.

From £245 typical HMO

BS 5839-6 Fire Alarm

Grade D2 (interlinked mains-wired detectors) for smaller HMOs up to 2 storey. Grade A panel systems for 3+ storey and larger HMOs. Full design, install and certification.

From £545 small HMO

BS 5266 Emergency Lighting

Emergency lighting fitted on every escape route, stairwell and common area. Annual full-duration testing service available on rolling contract for managing agents.

From £345 small HMO

Smoke & Heat Detectors

Mains-wired interlinked smoke and heat detectors throughout the HMO. Battery backup, 10-year warranted detectors. End-of-line resistors tested. Full BS 5839-6 compliance.

From £95 per detector

Communal Door Entry

Multi-tenant audio and video door entry systems for HMO communal entrances. Each tenant gets their own handset, trade buttons for postal access, audit logs per fob.

From £1495 typical

PAT Testing

Annual PAT testing of all landlord-supplied appliances. Reports issued in PDF for licence pack. Failed appliance identification with replacement quotes where wanted.

From £145 per visit
HMO compliance packages

Three packages by
HMO compliance need

Three honest packages covering the most common HMO compliance scenarios. Bespoke pricing for larger HMOs (10+ tenants), purpose-built schemes and managing agent rolling contracts.

Essential

Compliance Refresh

£495 From, existing HMO
  • EICR inspection
  • Smoke alarm interlinks tested
  • Existing fire alarm verified
  • Compliance gap report
  • Remedial quotes if needed
  • PDF compliance pack
  • 1 year warranty
Choose Essential
Most Popular Standard

HMO Compliance Pack

£1795 From, 5-6 bed HMO
  • Full EICR with photo evidence
  • Grade D2 fire alarm system
  • BS 5266 emergency lighting
  • Mains-wired interlinked detectors
  • PAT testing of landlord items
  • Tenant safety notices
  • 2 year warranty
Choose Standard
Pro

Licence Application Pack

£3995 From, full setup
  • Full EICR + all remedial work
  • Grade A panel fire alarm (3+ storey)
  • Full BS 5266 emergency lighting
  • Communal door entry system
  • Full PAT testing
  • Council-ready submission pack
  • 3 year warranty
Choose Pro
How it works

From compliance gap to
licence-ready in five steps

1

Free HMO Survey

We visit the HMO, review the existing compliance state and identify any gaps against current BS 5839-6 and BS 5266 standards.

2

Compliance Report

Written report covering current state vs required state. Clear list of what is in place, what is missing and what needs upgrading.

3

Fixed Quote

Written fixed-price quote covering all remedial work, fire alarm install, emergency lighting and EICR. No surprise extras.

4

Install & Test

Most full HMO compliance jobs completed in 2 to 4 working days. Coordinated with tenants to minimise disruption to occupied rooms.

5

Compliance Pack

PDF compliance pack issued covering EIC, fire alarm certificate, emergency lighting test results, PAT records and tenant safety notices. Ready for council.

HMO licence due?

Free HMO Survey,
Council-Ready Pack

Most HMOs are surveyed within 48 hours and full compliance packs delivered within 2 weeks. Council compliance on first submission means no licence delays.

NAPIT registered • BS 5839-6 + BS 5266 • First submission compliant
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Common HMO failures

HMO compliance issues
that get licences rejected

A snapshot of HMO compliance issues we are most often called to fix on properties failing licence inspection or council audit.

!Battery Smoke Alarms OnlyShould be mains-wired interlinked
!Wrong Fire Alarm GradeD2 fitted where Grade A required
!No Emergency LightingRequired on all escape routes
!Old Unsigned EICROut of date or wrong inspector
!No PAT RecordsRequired for landlord appliances
!Pre-2008 Fuse BoxWooden back panel C2 fail
!No Tenant Safety NoticeRequired on emergency procedures
!Bedroom Latches WrongMust release without key inside
!No Heat Detector KitchenRequired not smoke (false alarm)
!No Fire Alarm ServiceSix-monthly intervals missed
!Outdated Fobs ActiveOld tenant fobs never deactivated
!No Compliance PackCannot prove install at audit

If your HMO has any of these issues. We can fix and re-submit fast.

Why C-Lec

Compliant first time,
delivered fast

First

Council Compliant First Time

Most HMOs we package up pass licence inspection on first submission. No rejection delays, no income lost waiting for re-inspection.

All-In

One Contractor For Everything

EICR, fire alarm, emergency lighting, smoke detectors, door entry and PAT testing all from one contractor. One quote, one programme, one compliance pack.

Honest

No Manufactured Codes

EICRs coded honestly to BS 7671. No upselling C3s into C2s, no scaremongering remedials. We will tell you what is genuinely needed for licence compliance.

Service

Rolling Contracts Available

Annual emergency lighting tests, six-monthly fire alarm services and 5-yearly EICR cycles all available on rolling service contracts for managing agents.

Areas we cover

Local cover across
Bedfordshire, Bucks & beyond

We are based in Bedford and cover the wider region for domestic and commercial work. The majority of our jobs come from these towns:

MKBedford & Surrounding Villages MKMilton Keynes (All Postcodes) MKKempston & Wixams MKAmpthill & Flitwick NNNorthampton NNWellingborough & Rushden LULuton & Dunstable LULeighton Buzzard SGBiggleswade & Sandy PESt Neots & Huntingdon HPAylesbury & Tring CBCambridge Outskirts
Frequently asked

HMO compliance questions, answered fast

How much does HMO electrical compliance cost?
A compliance refresh on an existing HMO (EICR plus testing of existing systems and gap report) starts from £495. A typical 5-6 bed HMO compliance pack with Grade D2 fire alarm, emergency lighting and EICR from £1795. A full HMO licence application pack with Grade A fire alarm panel, full BS 5266 emergency lighting and communal door entry from £3995. Always quoted on the actual property after a survey.
How often does an HMO need an EICR?
Most HMOs require EICRs every 5 years (since 2020 under MEES regulations). Some local authorities require 3-year cycles for larger licensed HMOs. Always required on tenancy change. We see HMO licence renewals where the council has rejected the EICR because it was issued by an unqualified inspector or because the inspection was completed more than 5 years before the renewal date.
What grade of fire alarm does my HMO need?
For HMOs up to 2 storeys housing up to 6 occupants, Grade D2 (mains-wired interlinked smoke and heat detectors) typically meets BS 5839-6 requirements. For 3+ storey HMOs or larger occupant counts, Grade A (full addressable panel system) is usually required. Some councils also require specific grades regardless of occupant count for licensed HMOs. We confirm the right grade against the actual property and council requirements.
Do I need emergency lighting in my HMO?
Yes, on all escape routes, stairwells and any internal corridor without natural light. BS 5266 emergency lighting requirements apply to almost all HMOs because they have shared escape routes. Annual full-duration test required. We install and certify the system and offer rolling annual test contracts for managing agents.
What about PAT testing on tenant appliances?
PAT testing applies to landlord-supplied appliances (washing machine, fridge in kitchen, microwaves, cooker if landlord owned, kettle if landlord supplied). Tenant-owned appliances are not the landlord's responsibility but landlord-supplied appliances must be safety tested annually. We do PAT testing as part of HMO compliance packages or as a standalone service.
Can you handle the council application paperwork?
We provide everything you need for the application in a PDF compliance pack: EIC certificate, fire alarm certificate, emergency lighting test certificate, PAT records, tenant safety notice templates and floor plans where required. The actual licence application form has to be completed by the landlord or managing agent but we make sure all the technical documentation is council-ready.
What if my HMO licence has been rejected?
We see this regularly. Common reasons: EICR coded incorrectly, fire alarm grade wrong for the property size, missing emergency lighting on escape routes or no PAT records. We can survey the property within 48 hours, identify exactly what the council flagged and rectify everything in 2 to 4 days. Most rejected applications can be re-submitted within 2 weeks of us getting on site.
Do you offer rolling service contracts for managing agents?
Yes. We work with managing agents and HMO landlords across Bedfordshire, Bucks and Northants on rolling service contracts covering annual emergency lighting full-duration tests, six-monthly fire alarm services, 5-yearly EICRs and annual PAT testing. Centralised invoicing per portfolio, automated reminders before each service date and one point of contact for the entire portfolio.
Book your HMO survey

HMO Compliance,
Done Properly

Free written quotes, NAPIT registered, BS 5839-6 fire alarm certified, BS 5266 emergency lighting installer. Most HMO compliance packs surveyed within 48 hours and delivered within 2 weeks.

Call Today Get a Quote