HMO's - COMMERCIAL OR DOMESTIC EPC's?

Most owners of HMO's (Homes in Multiple Occupation) will know that the bedsits in their HMO properties do not individually require EPC's when they are marketed for re-letting. However, what is a bedsit and what is a dwelling (self contained flat)?

Bedsit - may provide sleeping, lounge and perhaps bathing (washbasin or shower) but would use facilities that are shared with other occupants of the HMO for at least one of cooking, laundry, toilette or bathing.

Dwelling - provides self contained accommodation to a person or household such that behind there own 'frontdoor' (which may be accessed through other shared parts of the HMO property) they have their own facilities for cooking, laundry, toilette and bathing and space for sleeping, sitting and dining.

When the HMO property is to be marketed, perhaps as an investment sale of the whole , then an EPC will be required on the whole property including all common parts and also those parts which are retained by the landlord (such as storerooms, plant rooms, etc.).

The type of EPC and the Energy Assessor to be commissioned will be influenced by the origins of the building....

a)     If the building was first constructed as a dwelling house, for occupation by a family and their household, then a Domestic EPC (prepared using the RdSAP methodology) will be appropriate for the whole.

b)     If however the building was first constructed as a lodging house, hotel, guest house or college halls of residence (i.e, a property intended for multiple occupation from the outset), then a Commercial EPC (prepared using the SBEM methodology) will be appropriate for the whole.

c)     If the building was first constructed for a commercial activity (such as offices or a warehouse, factory or retail unit) and later converted to HMO use, then a Commercial EPC (prepared using the SBEM methodology) is also deemed more appropriate to the construction type and features of the building.