Glasgow’s rental market continues to grow, and Houses in Multiple Occupation (HMOs) are an increasingly popular way for landlords to maximize rental income. However, becoming a HMO landlord isn't as simple as renting out a few rooms. Glasgow, like the rest of Scotland, has strict HMO licensing laws, safety standards, and electrical testing requirements that must be met before tenants can legally move in.
If you’re considering becoming a HMO landlord in Glasgow, this guide will walk you through everything you need to know, including electrical compliance, certifications, and current regulations for 2025.
In Scotland, a property is classified as an HMO if it is occupied by three or more unrelated people who share basic amenities like a kitchen, bathroom, or living space.
Examples of HMOs include:
Student flats in the West end of Glasgow
Shared houses among young professionals
Hostels and some types of guesthouses
Operating an unlicensed HMO in Glasgow is a criminal offence, with fines of up to £50,000 and potential banning orders.
Before anything else, you must apply for an HMO license from Glasgow City Council’s licensing team. You cannot operate an HMO legally without a license.
The application process includes:
Filling out a detailed form
Paying an application fee
Passing a "fit and proper person" test
Providing safety certificates (we'll cover this in more detail later)
The council will inspect the property to ensure it meets current HMO standards. If you make changes after applying, you must notify the council.
Tip: It can take 6–12 months for the council to process a HMO license application, so plan well in advance.
Step 2: Ensure the Property Meets Physical HMO Standards
Before the council grants a license, the property must meet specific physical standards:
Space Standards: Bedrooms must meet minimum sizes. For example, a single room should typically be at least 6.5 square metres.
Kitchen Facilities: Adequate cooking, refrigeration, and storage space for the number of tenants.
Toilet and Washing Facilities: Ratios depend on the number of occupants. Typically 1 bathroom per 5 tenants.
Heating: Fixed heating appliances must be provided.
Fire Safety Measures: Fire doors, smoke detectors, and emergency lighting must be installed.
Security: Appropriate locks, window restrictors, and secure access points are required.
Failing to meet these standards will result in the refusal of the HMO license.
One of the most important certificates for HMO properties is the EICR. This involves a qualified electrician inspecting the property's electrical systems to ensure they are safe and compliant.
Key points:
Must be carried out every 5 years.
Must be done by a registered electrician (SELECT, NICEIC, or NAPIT accredited).
Covers wiring, sockets, light fittings, the consumer unit, and other fixed installations.
Any C1 (danger present) or C2 (potentially dangerous) faults must be repaired immediately.
Without a valid EICR, you cannot legally operate an HMO.
2. PAT Testing (Portable Appliance Testing)
If you provide electrical appliances (like kettles, microwaves, washing machines), these must undergo annual PAT testing.
Details:
Failing to PAT test appliances could result in serious liability if a tenant is injured due to faulty equipment.
3. Fire Detection and Alarms Certificate
An appropriate fire detection system is critical in HMOs. Scottish guidance states that:
There should be interlinked smoke alarms in living rooms and hallways.
Heat alarms must be installed in kitchens.
Carbon monoxide detectors are required wherever there's a carbon-fuelled appliance.
You must:
If the property has multiple floors or complex escape routes, emergency lighting must be installed.
5. Gas Safety Certificate
If your HMO property has a gas boiler, hob, or any gas appliance:
Legionnaires’ disease can be fatal, and landlords must ensure the water system does not pose a risk.
Landlords must:
Step 4: Compliance with Repairing and Tolerable Standards
Aside from safety testing, HMO landlords must ensure the property meets:
The Repairing Standard (safe, wind and watertight, good state of repair).
The Tolerable Standard (basic habitable condition requirements).
Inspections can be triggered if tenants complain to the council about substandard accommodation.
Step 5: Insurance Requirements
It is highly recommended (and sometimes required by lenders or licensing conditions) to obtain:
Ordinary home insurance is invalid once the property is rented out as an HMO.
Step 6: Fit and Proper Person Test
As part of the licensing process, you must pass a fit and proper person test.
This checks if you (or any managing agents) have:
Criminal convictions (especially involving violence, drugs, or housing offences)
Breaches of landlord laws
History of poor property management
If you fail, you will not be issued a license.
Step 7: Management Standards
Once licensed, Glasgow HMO landlords must comply with strict management regulations. Key responsibilities include:
Maintaining common areas to a high standard
Ensuring prompt repairs
Dealing with complaints
Managing waste and recycling effectively
Ensuring tenant safety at all times
The council has powers to inspect at any time and issue penalties for breaches.
Expect significant costs before and during your operation:
HMO License Fee: Typically ranges from £1,200–£2,000 depending on property size.
EICR & PAT Testing: Approx £250–£500 depending on property size.
Fire Safety Installations: £500–£2,000+
Gas Safety Certificate: Around £80–£120 per year.
Legionella Assessment: £50–£100+
Emergency Lighting Installations and Checks: Varies widely.
Upfront investment is substantial, but HMOs often generate much higher rental yields compared to single-lets.
Penalties for Non-Compliance
Operating a HMO without a license or failing to meet standards could result in:
Fines up to £50,000
Criminal prosecution
Repayment orders (you might have to repay up to 12 months' rent to tenants)
Revocation of your HMO license
Banning orders (preventing you from letting any property in Scotland)
How to Make the Process Easier
Many landlords choose to work with:
HMO consultants who manage the licensing and compliance process.
Accredited electricians and gas engineers who understand HMO regulations.
Specialist insurance brokers for landlord and HMO cover.
Property management companies to handle ongoing tenant and compliance issues.
Glasgow also has several excellent local companies offering EICR testing, PAT testing, Legionella assessments, and Landlord certificates — such as Certificates 4 Landlords and WES Electrical.
Conclusion
Becoming a HMO landlord in Glasgow can be an excellent investment, but it’s not for the faint-hearted. The regulations are strict, compliance costs can be high, and the penalties for non-compliance are severe. However, with proper planning, using accredited professionals for EICR testing, PAT testing, Legionella assessments, and fire safety compliance, you can build a highly profitable and sustainable HMO portfolio.
Always stay up to date with Glasgow City Council's latest guidance, and remember — being proactive about electrical safety, gas safety, and tenant welfare isn't just about compliance — it's about protecting your tenants and your investment.
If you need expert help with your EICR, landlord certificates, or compliance in Glasgow, we highly recommend Certificates 4 Landlords and WES Electrical for fast, reliable service.
Iain Jamieson
