17-02-2025
Managing company hit with £13,000 bill after breaching safety regulations on accommodation
A Salford managing agent has been fined after a council inspection revealed serious safety breaches at a multi-occupancy rented property. This included a failure to ensure adequate fire escape routes.
Salford based Student-Haus Limited pleaded guilty at Tameside Magistrates' Court following action taken by Salford City Council after an inspection at the House in Multiple Occupation where they were found to have failed critical safety regulations.
The company says it had already commissioned critical fire safety improvements before the council's visit in November 2023, but regrets that necessary safety work had not been completed. It has now ceased managing the property.
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In failing to comply with The Licensing and Management of HMO Regulations 2006 following an inspection in November 2023 carried out by Salford City Council, Student-Haus Limited has been ordered to pay a £6,600 fine, £4,500 in costs and a victim surcharge of £2,000. (Totalling £13,160).
The property in question was a terraced house in Littleton Road, Charlestown, Salford which had four bedrooms and a communal kitchen and bathroom and was rented out.
Student-Haus Limited was found guilty of three offences. They were: the manager must ensure that all means of escape the from fire in the HMO are maintained in good order and repair; the manager must ensure that all common parts of the HMO are maintained in good and clean decorative repair; the manager must ensure that all common parts of the HMO are maintained in a safe and working condition.
In a statement Salford City Council said: "With its commitment to building a fairer, greener, healthier and more inclusive city for all, Salford City Council strongly encourages landlords to take immediate action to ensure their properties meet the required standards, focusing on key compliance areas and adopting a proactive management approach. This will not only help in avoiding financial penalties but also in ensuring the safety and wellbeing of tenants."
Councillor Tracy Kelly, Lead Member for Housing and Anti-Poverty stated: 'I'm pleased with this outcome, which clearly reinforces the importance that tenants deserve to live in safe and well managed properties. This action by the court and through civil penalty notices issued by the Council should be a warning to other landlords to check they are meeting all their obligations.
'Negligent landlords who put tenants' health and safety at risk have no excuse to abandon their legal duties. Residents of Salford living in HMOs can be assured that the council will take action against landlords and agents who don't stick to the rules.'
A HMO can be a bedsit, shared house or flat occupied by more than one household and more than two people, with shared kitchens or bathrooms. If you are a landlord of an HMO you need to have a licence. Apply to Salford City Council for an HMO licence.
Student-Haus said: "Student-Haus has fully cooperated with the investigation and pleaded guilty at the earliest opportunity to the three offences relating to HMO safety breaches. The court has taken into account our mitigation efforts, and we respect its ruling. The final penalty, comprising a £6,600 fine plus legal costs and victim surcharge, reflects a reduction (a suggested penalty of £20,000 - £24,999) based on early admission and cooperation as well as the fact that there was no financial gain to the company.
"We regret that the necessary safety works were not fully completed by the time of the inspection. However, we had already commissioned critical fire safety improvements before the council's visit in November 2023. These included: upgrading fire doors with smoke and fire seals; enhancing fire safety in electrical units by installing fire-resistant materials; ensuring ongoing compliance checks for gas and electricity.
"While some works remained incomplete at the time of the council's follow-up visit in February 2024, they were finished shortly after. We acknowledge that delays occurred, and we take full responsibility for ensuring our processes are strengthened to prevent future lapses.
"The tenants residing at the property were not student tenants and we encountered significant access issues and resistance from occupants, including aggressive behaviour toward staff."
They said they ensured regular safety inspections were carried out for gas and electrical systems; a working fire alarm was in place; and urgent works were commissioned before the council's inspection.
But they added: "However, we recognise that the challenges in managing this property should have been addressed differently, and as of January 2025, Student-Haus has ceased managing this property.
"As Salford council is adopting zero tolerance procedure when it come for HMO's to ensure full compliance and improve our service for all tenants, we have implemented enhanced property inspection protocols to ensure safety compliance is met ahead of deadlines; Increased training for staff on HMO regulations and proactive compliance measures.; stronger contractor oversight to ensure maintenance work is completed promptly and to the highest standard.; improved communication with tenants to facilitate better access for repairs and inspections."
They said the matter had been taken "very seriously" and used as an opportunity to review and enhance its compliance and safety procedures across all properties. They added: "We remain committed to working with Salford council and our landlords closely ensuring safe and well-maintained accommodation for all tenants."
