Managing asbestos in Houses in Multiple Occupation (HMOs) is more complex than in standard residential properties. With multiple tenants, shared areas, and higher levels of wear and disturbance, HMO landlords and managing agents must take a proactive approach to asbestos identification, management, and safe removal.

Unlike single-occupancy homes, HMOs often have communal spaces that are accessed by several residents every day, increasing the likelihood of accidental damage to asbestos-containing materials. Planned maintenance, routine repairs and refurbishment work also need careful consideration to ensure asbestos risks are identified and managed before work begins.

At Goodbye Asbestos, we support landlords, letting agents, and property managers with asbestos management for HMO properties including converted houses and purpose-built shared accommodation.

Understanding asbestos risks in HMOs

Many HMOs in the UK were converted from large, older homes, often built before 2000 when asbestos was widely used in construction materials. As a result, asbestos-containing materials (ACMs) may still be present in:

• Communal hallways and stairwells
• Artex ceilings
• Boiler cupboards
• Plant rooms
• Kitchens and shared bathrooms
• Flooring, tiles, and adhesives
• Roof sheets, soffits and gutters

Because HMOs typically have a higher turnover of tenants and more day-to-day use than standard residential properties, asbestos-containing materials are more likely to be accidentally disturbed. Routine maintenance between tenancies, refurbishments and ongoing wear and tear can all increase the risk if asbestos has not been properly identified. Knowing where asbestos may be present is an important first step in protecting both residents and anyone carrying out maintenance or repair work.

Managing asbestos in HMOs: your legal responsibilities

If you own or manage an HMO, you may be considered the duty holder for asbestos in the property’s communal areas, with legal responsibilities for its safe management.

This means you are legally required to:

• Identify whether asbestos is present in the building.
• Assess the condition and risk of any asbestos materials.
• Maintain an up-to-date asbestos register.
• Share asbestos information with contractors and maintenance teams.
• Put in place a written asbestos management plan.
• Monitor known or suspected asbestos materials.

Asbestos guidance from the Health and Safety Executive makes it clear that duty holders must actively manage asbestos risks rather than assume a property is safe. Failure to comply can lead to enforcement action, fines, and serious health risks for tenants and contractors.

Why HMOs require a proactive asbestos strategy

Compared with standard residential properties, HMOs present additional asbestos management challenges because of:

• More people living in and using the property every day
  • Higher tenant turnover and more frequent maintenance work
  • Shared communal areas that see regular use
  • Refurbishment and repair projects between tenancies
  • Multiple contractors accessing the property throughout the year

Taking a proactive approach to asbestos management helps protect tenants, ensure compliance with asbestos legislation and reduces the risk of costly disruption during maintenance or refurbishment work.

Professional asbestos removal for HMOs

Not all asbestos in HMOs requires removal. In many cases, materials can remain safely in place if they are in good condition and properly managed. However, removal is recommended where materials are damaged, likely to be disturbed, or located in high-traffic communal areas.

Working in occupied or high-use residential buildings requires careful planning, containment and communication to minimise disruption for tenants while ensuring all work is completed safely. Experienced asbestos contractors will assess the risks, implement appropriate control measures and dispose of asbestos waste in accordance with current regulations.

Professional asbestos removal ensures:

• Full compliance with UK regulations
• Minimal disruption to tenants
• Safe removal and disposal of hazardous materials
• Reduced risk of exposure for contractors and residents
• Proper documentation for landlords and managing agents

Need asbestos support for your HMO?

Protect your tenants and stay compliant with expert asbestos services for HMOs. Whether you manage one property or a full portfolio, we can help you identify, manage, and safely remove asbestos risks.

Get in touch today for:
• HMO asbestos surveys
• Management plans and registers
• Professional asbestos removal and disposal
• Refurbishment support
• Compliance advice for landlords and agents

Speak to our team today to get started. Call 0808 304 0382 or email info@goodbyeasbestos.co.uk.