Boilers and Gas Appliances in a House in Multiple Occupation: What the 2006 Management Regulations Require of the Manager in England

A boiler in a house in multiple occupation (HMO) is subject to specific management duties as well as the general landlord rules. This guide summarises the Management of Houses in Multiple Occupation (England) Regulations 2006 as published on legislation.gov.uk, in the revised version that incorporates later amendments. They apply to any HMO in England other than a converted block of flats to which section 257 of the Housing Act 2004 applies, and the Act defines an HMO in sections 254 to 259. It is general information, not legal advice.

Who the duties fall on

The Regulations place their duties on “the manager”, defined as the person managing the HMO. The Regulations impose separate duties on occupiers. They sit alongside the gas safety rules for landlords, summarised in the guide to landlord gas safety certificates and in the guide on who counts as a landlord under the Gas Safety Regulations.

The gas appliance test certificate

Regulation 6(1) requires the manager to give the local housing authority, within seven days of receiving a written request, the latest gas appliance test certificate received for the testing of any gas appliance at the HMO by a recognised engineer. Following an amendment made in April 2009, the current text defines a recognised engineer as one approved under regulation 3 of the Gas Safety (Installation and Use) Regulations 1998. The current text also shows that a former duty on electrical inspection in regulation 6(3) has been omitted, by the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.

The practical point for a boiler is that the certificate should be to hand. A council can ask for it, and the clock is seven days from the written request rather than from the date of the next check.

Keeping the supply on and the system protected

Regulation 6(4) says the manager must not unreasonably cause the gas or electricity supply used by any occupier to be interrupted, and regulation 5(2) applies the same standard to the water or drainage supply. Under regulation 5(1), the manager must ensure that the water supply and drainage system serving the HMO is maintained in good, clean and working condition, that any tank or cistern used to store water for drinking or other domestic purposes is kept in good, clean and working condition with a cover, and that any water fitting liable to damage by frost is protected. A “water fitting” includes a pipe, tap, valve, cistern, bath or water closet, though not an overflow pipe or the mains supply pipe.

Appliances in good repair and working order

Regulation 8(2)(b) requires the manager to ensure that fixtures, fittings or appliances within each unit of living accommodation are maintained in good repair and in clean working order, and regulation 7(2)(f) applies the same standard, in good and safe repair, to fixtures, fittings or appliances used in common by two or more households. Two limits apply. The duty does not require repairs needed because the occupier used the accommodation otherwise than in a tenant-like manner, and it does not apply to items the occupier is entitled to remove or which are otherwise outside the manager’s control. Regulation 8(5) says an occupier does not use accommodation in a tenant-like manner where they fail to treat the property in accordance with their lease or licence or to conduct themselves as a reasonable tenant would. The boiler problems tenants commonly report are discussed in the guide to boiler problems in a rented home.

Information and the occupiers’ part

Under regulation 3 the manager must make his or her name, address and any telephone contact number available to each household and display them clearly in a prominent position, which is how a tenant knows where to report a boiler fault. Regulation 10 requires occupiers not to hinder or frustrate the manager, to allow access to living accommodation at all reasonable times for a purpose connected with a duty under the Regulations, to provide information the manager reasonably requires, and to take reasonable care to avoid damaging anything the manager must supply, maintain or repair.

A reasonable standard

Regulation 11(2) says the duties to maintain or repair are to be construed as requiring a standard that is reasonable in all the circumstances, taking account of the age, character and prospective life of the house and its locality. Regulation 11(1) adds that the Regulations do not require or authorise anything to be done in connection with water, drainage, gas or electricity supply other than in accordance with an enactment, nor oblige the manager to take action that is the responsibility of a local authority or any other person, beyond bringing the matter promptly to their attention. A fault on the gas network, for example, is for the network operator.

FAQs

How quickly must a landlord produce the gas test certificate for an HMO?

Within seven days of receiving a written request from the local housing authority, under regulation 6(1).

Do the Regulations make the manager responsible for a tenant’s own cooker or heater?

Not where the occupier is entitled to remove it or it is outside the manager’s control, according to regulation 8(4).

Which HMOs do these Regulations cover?

Any HMO in England, other than a converted block of flats to which section 257 of the Housing Act 2004 applies, under regulation 1.

The bottom line

For an HMO in England, the manager must be ready to give the council the latest gas appliance test certificate within seven days of a written request, must keep appliances in good repair and clean working order, must not unreasonably interrupt gas, electricity or water, and must protect water fittings from frost. The standard is reasonableness, taking account of the house and locality, and occupiers must allow access and take reasonable care. A named contact on display makes faults easier to report. This is general information, not legal advice.

Sources

This guide draws on the following primary sources, current as of 9 October 2026:

• The Management of Houses in Multiple Occupation (England) Regulations 2006, regulations 1, 3, 5, 6, 7, 8, 10 and 11 (legislation.gov.uk)

Related guides

Best Boiler Deals is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not regulated advice on any specific installation — always confirm the details with a Gas Safe registered engineer.