Every landlord letting out a pre-2000 HMO needs an asbestos survey – it isn’t a box-ticking exercise; it’s a legal duty you hold personally under the Control of Asbestos Regulations 2012 (CAR 2012). With HMO licensing conditions increasingly requiring landlords to demonstrate active management, this guide covers what you actually need in place.

Why a Landlord Asbestos Survey Matters for HMOs

Much of the UK’s HMO stock is Victorian and Edwardian terraced housing, converted decades ago to accommodate multiple tenants – the kind of property common in university cities like Leeds and Huddersfield. These conversions frequently involved partition walls, boxed-in pipework, and altered ceilings – all common locations for asbestos-containing materials that a standard viewing simply won’t reveal.

What the law actually requires

As the person in control of a non-domestic or shared premises, you have what’s called the “duty to manage” under the Control of Asbestos Regulations 2012. This means taking reasonable steps to find out if asbestos is present, and if so, keeping a written asbestos register and management plan, and making sure anyone who might disturb the material – maintenance workers, contractors, even certain tradespeople – is given that information before they start work.

Management survey vs refurbishment survey for HMOs

For an occupied HMO with no planned building work, a management survey covering communal areas, individual lets, and shared services is usually what’s required. If you’re planning a conversion, extension, or any works that will disturb the fabric of the building, a more intrusive refurbishment and demolition survey is needed instead – the management survey alone won’t cover this.

Licensing and mandatory HMO conditions

Many local authorities in Yorkshire now expect landlords applying for or renewing an HMO licence to evidence asbestos management as part of that application. Having an up-to-date survey and register ready isn’t just good practice here – it can directly affect whether your licence is granted or renewed without delay.

Portfolio landlords

If you manage several HMOs across a city or region, it’s worth having all of your properties surveyed on a rolling programme rather than reactively – this spreads cost, keeps your registers current, and means you’re never caught out by an unexpected licensing inspection or tenant maintenance request. We work with landlords across Leeds and Huddersfield on exactly this basis, from single properties to larger portfolios.

Frequently Asked Questions

Do I need a survey for every property in my portfolio?

Yes, if each was built before 2000 – the duty applies per property, not per portfolio, though we can often arrange back-to-back visits to keep costs and disruption down.

What if a tenant reports damage to a suspect material?

Don’t disturb it further – contact us and we can assess and, if needed, arrange safe sampling to confirm whether it’s asbestos-containing before any repair work goes ahead.

Does this apply to smaller shared houses, not just licensed HMOs?

The duty to manage applies to the non-domestic parts of any shared or let property built before 2000, regardless of whether it meets the mandatory licensing threshold.

ACM Contracts connects you with HSG Surveys Ltd, our BOHS-qualified surveying partner, for all field operations, billing and reporting.