Housing Act 2004

1. Introduction

2. Summary

3. Background

4. Overview

   1. Expressions and abbreviations used throughout these notes

      1. Part 1: Housing conditions

      2. Part 2: Licensing of houses in multiple occupation (HMOs)

      3. Part 3: Selective licensing of other residential accommodation

      4. Part 4: Additional control provisions in relation to residential accommodation

      5. Part 5 - Home information packs

      6. Part 6: Other provisions about housing

      7. Part 7: Supplementary and final provisions

5. Territorial Application

6. Commentary on Sections

   1. Part 1 - Housing Conditions

      1. Chapter 1 - Enforcement of Housing Standards: General

         1. Section 1: New system for assessing housing conditions and enforcing housing standards

         2. Section 2: Meaning of "category 1 hazard" and "category 2 hazard"

         3. Section 3:Local housing authorities to review housing conditions in their districts

         4. Section 4: Inspections by local housing authorities to see whether category 1 or 2 hazards exist

         5. Section 5: Category 1 hazards: general duty to take enforcement action

         6. Section 6: Category 1 hazards: how duty under section 5 operates in certain cases

         7. Section 7: Category 2 hazards: power to take enforcement action

         8. Section 8: Reasons for decision to take enforcement action

         9. Section 9: Guidance about inspections and enforcement action

         10. Section10: Consultation with fire authorities in certain cases

      2. Chapter 2 – Improvement Notices, Prohibition Orders and Hazard Awareness Notices

         1. Section 11: Improvement notices relating to category 1 hazards: duty of authority to serve notice

         2. Section 12: Improvement notices relating to category 2 hazards: power of authority to serve notice.

         3. Section 13: Contents of improvement notices

         4. Section 14: Suspension of improvement notices

         5. Section 15: Operation of improvement notices

         6. Section 16: Revocation and variation of improvement notice

         7. Section 17: Review of suspended improvement notices

         8. Section 18: Service of improvement notices etc. and related appeals

         9. Section 19: Change in person liable to comply with improvement notice

         10. Section 20: Prohibition orders relating to category 1 hazards: duty of authority to make order

         11. Section 21: Prohibition orders relating to category 2 hazards: power of authority to make order

         12. Section 22: Contents of prohibition orders

         13. Section 23: Suspension of prohibition orders

         14. Section 24: Operation of prohibition orders

         15. Section 25: Revocation and variation of prohibition orders

         16. Section 26: Review of suspended prohibition orders

         17. Section 27: Service of copies of prohibition orders etc. and related appeals

         18. Section 28: Hazard awareness notices relating to category 1 hazards: duty of authority to serve notice

         19. Section 29: Hazard awareness notices relating to category 2 hazards: power of authority to serve notice

         20. Section 30: Offence of failing to comply with improvement notice

         21. Section 31: Enforcement action by local housing authorities

         22. Section 32: Offence of failing to comply with prohibition order etc.

         23. Section 33: Recovery of possession of premises in order to comply with order

         24. Section 34: Power of tribunal to determine or vary lease

         25. Section 35: Power of court to order occupier or owner to allow action to be taken on premises

         26. Section 36: Power of court to authorise action by one owner on behalf of another

         27. Section 37: Effect of improvement notices and prohibition orders as local land charges

         28. Section 38: Savings for rights arising from breach of covenant etc.

         29. Section 39: Effect of Part 4 enforcement action and redevelopment proposals

      3. Chapter 3 - Emergency Measures

         1. Section 40: Emergency remedial action

         2. Section 41: Notice of emergency remedial action

         3. Section 42: Recovery of expenses of taking emergency remedial action

         4. Section 43: Emergency prohibition orders

         5. Section 44:Contents of emergency prohibition orders

         6. Section 45: Appeals relating to emergency measures

      4. Chapter 4 - Demolition Orders and Slum Clearance Declarations

         1. Section 46: Demolition orders

         2. Section 47: Clearance areas

         3. Section 48: Transfer of jurisdiction in respect of appeals relating to demolition orders etc.

      5. Chapter 5 - General and Miscellaneous Provisions Relating to Enforcement Action

         1. Section 49: Power to charge for certain enforcement action

         2. Section 50: Recovery of charge under section 49

         3. Section 51: Repeal of power to improve existing enforcement procedures

         4. Section 52: Repeal of provisions relating to demolition of obstructive buildings

         5. Section 53: Miscellaneous repeals etc in relation to fire hazards

   2. Part 2 – Licensing of Houses in Multiple Occupation

      1. Section 55: Licensing of HMOs to which this Part applies

      2. Section 56: Designation of areas subject to additional licensing

      3. Section 57: Designations under section 56: further considerations

      4. Section 58: Designation needs confirmation or general approval to be effective

      5. Section 59: Notification requirements relating to designations

      6. Section 60: Duration, review and revocation of designations

      7. Section 61: Requirement for HMOs to be licensed

      8. Section 62: Temporary exemption from licensing requirement

      9. Section 63: Applications for licences

      10. Section 64: Grant or refusal of licence

      11. Section 65: Tests as to suitability for multiple occupation

      12. Section 66: Tests for fitness etc. and satisfactory management arrangements

      13. Section 67: Licence conditions

      14. Section 68: Licences: general requirements and duration

      15. Section 69: Variation of licences

      16. Section 70: Revocation of licences

      17. Section 72: Offences in relation to licensing of HMOs

      18. Section 73: Other Consequences of operating unlicensed HMOs: rent repayment orders

      19. Section 74: Further provisions about rent repayment orders

      20. Section 75: Other Consequences of operating unlicensed HMOs: restriction on terminating tenancies

      21. Section 76: Transitional arrangements relating to introduction and termination of licensing

      22. Section 77: Meaning of "HMO"

   3. Part 3 - Selective Licensing of Other Residential Accommodation

      1. Section 79: Licensing of houses to which this Part applies

      2. Section 80: Designation of selective licensing areas

      3. Section 81: Designations under section 80: further considerations

      4. Section 82: Designation needs confirmation or general approval to be effective

      5. Section 83: Notification requirements relating to designations

      6. Section 84: Duration, review and revocation of designations

      7. Section 85: Requirement for Part 3 houses to be licensed

      8. Section 86: Temporary exemption from licensing requirement

      9. Section 87: Applications for licences

      10. Section 88: Grant or refusal of licence

      11. Section 89: Tests for fitness etc. and satisfactory management arrangements

      12. Section 90: Licence conditions

      13. Section 91: Licences: general requirements and duration

      14. Section 92: Variation of licences

      15. Section 93: Revocation of licences

      16. Section 94: Procedural requirements and appeals against licence decisions

      17. Section 95: Offences in relation to licensing of houses under this Part

      18. Section 96: Other consequences of operating unlicensed Part 3 houses: rent repayment orders

      19. Section 97: Further provisions about rent repayment orders

      20. Section 98: Other Consequences of operating unlicensed Part 3 houses: restriction on terminating tenancies

      21. Section 99: Meaning of "house" etc

   4. Part 4 - Additional Control Provisions in Relation to Residential Accommodation

      1. Chapter 1: Interim and Final Management Orders

         1. Section 101: Interim and final management orders: introductory

         2. .

         3. Section 103: Special interim management orders

         4. Section 104: The health and safety condition

         5. Section 105: Operation of interim management orders

         6. Section 107: General effect of interim management orders

         7. Section 108: General Effect of interim management orders: leases and licences granted by the authority

         8. Section 109: General effect of interim management orders: immediate landlords, mortgagees etc

         9. Section 110: Financial arrangements while order is in force

         10. Section 111: Variation of interim management orders

         11. Section 112: Revocation of interim management orders

         12. Section 113: Making of final management orders

         13. Section 114: Operation of final management orders

         14. Section 115: Local housing authority's duties once final management order in force

         15. Section 116: General effect of final management orders

         16. Section 117: General effect of final management orders: leases and licences granted by the authority

         17. Section 118: General effect of final management orders: immediate landlords, mortgagees etc

         18. Section 119: Management scheme and accounts

         19. Section 120: Enforcement of management scheme by relevant landlord

         20. Section 121: Variation of final management orders

         21. Section 122: Revocation of final management orders

         22. Section 123: Procedural requirements and appeals

         23. Section 124: Effect of management orders: occupiers

         24. Section 125: Effect of management orders: agreements and legal proceedings

         25. Section 126: Effect of management orders: furniture

         26. Section 127: Management orders: powers to supply furniture

         27. Section 128: Compensation

         28. Section 129: Termination of management orders: financial arrangements

         29. Section 130: Termination of management order: leases, agreement and proceedings

         30. Section 131: Management orders: power of entry to carry out work

      2. Chapter 2: Interim and Final Empty Dwelling Management Orders

         1. Section 132: Empty dwelling management orders: introductory

         2. Section 133: Making of interim EDMOs

         3. Section 134: Authorisation to make interim EDMOs

         4. Section 135: Local authority's duties once interim EDMO in force

         5. Section 136: Making of final EDMOs

         6. Section 137: Local housing authority's duties once final EDMO in force

         7. Section 138: Compensation payable to third parties

      3. Chapter 3: Overcrowding Notices

         1. Section 139: Service of overcrowding notices

         2. Section 140: Contents of overcrowding notice

         3. Section 141: Requirements as to overcrowding generally

         4. Section 142: Requirement as to new residents

         5. Section 143: Appeals against overcrowding notices

         6. Section 144: Revocation and variation of overcrowding notices

      4. Chapter 4: Supplementary Provisions

         1. Section 145: Supplementary Provisions

         2. Section 146: Interpretation and Modification of this Part

   5. Part 5 - Home Information Packs

      1. Section 148: Meaning of "residential property" and "home information pack"

      2. Section 149: Meaning of "on the market" and related expressions

      3. Section 150: Acting as estate agent

      4. Section 151: Responsibility for marketing: general

      5. Section 152: Responsibility of person acting as estate agent

      6. Section 153: Responsibility of the seller

      7. Section 154: Application of Sections 155 to 158

      8. Section 155: Duty to have a home information pack

      9. Section 156: Duty to provide copy of home information pack on request

      10. Section 157: Imposition of conditions

      11. Section 158: Duty to ensure authenticity of documents in other situations

      12. Section 159: Other duties of person acting as estate agent

      13. Section 160: Residential properties not available with vacant possession

      14. Section 161: Power to provide for further exceptions

      15. Section 162: Suspension of duties under sections 155 to 159

      16. Section 164: Home condition reports

      17. Section 165: Register of home condition reports

      18. Section 166: Enforcement authorities

      19. Section 167: Power to require production of home information packs

      20. Section 168: Penalty charge notices

      21. Section 169: Offences relating to enforcement officers

      22. Section 170: Right of private action

      23. Section 171: Application of Part to sub-divided buildings

      24. Section 172: Power to require estate agents to belong to a redress scheme

      25. Section 173: Approval of redress schemes

      26. Section 174: Withdrawal of approval

      27. Section 175: Office of Fair Trading

      28. Section 176: Grants

      29. Sections 177: Interpretation of Part 5

      30. Sections 178: Index of defined expressions Part 5

   6. Part 6

      1. Section 179: Extending the Period Of Introductory Tenancies

      2. Section 180: Extension of qualifying period for right to buy

      3. Section 181: Exceptions to the right to buy: determination whether exception for dwelling-house suitable for elderly persons applies

      4. Section 182: Exceptions to the right to buy: houses due to be demolished

      5. Section 183: Right to buy: claim suspended or terminated by demolition notice

      6. Section 184: Landlord’s notice to complete

      7. Section 185: Repayment of discount: periods and amounts applicable

         1. Discretion to waive repayment of discount

         2. Section 155A

         3. Section 155B

      8. Section 186: Repayment of discount: increase attributable to home improvements to be disregarded

      9. Section 187: Deferred resale agreements

      10. Section 188: Right of first refusal for landlord etc.

      11. Section 189: Information to help tenants decide whether to exercise right to buy etc

      12. Section 190: Termination of rent to mortgage scheme

      13. Section 191: Secure Tenancies: Withholding Of Consent To Mutual Exchange

      14. Section 192: Right to Buy: suspension by court order

      15. Section 193: Right to buy: suspension of landlord’s obligation to complete

      16. Section 194: Disclosure of information as to orders etc. in respect of anti-social behaviour

      17. Sections 195-198: Disposals by local authorities

      18. Sections 199 -201: Disposals by Registered Social Landlords

      19. Section 202: Right of assured tenant to acquire dwelling not affected by collective enfranchisement

      20. Sections 203 –205: Disposals by housing action trusts

      21. Section 206: Particulars of site agreements to be given in advance

      22. Section 207: Implied terms relating to termination of agreements or disposal of mobile homes

      23. Section 208: Power to amend terms implied in site agreements

      24. Section 209: Protected sites to include sites for Gypsies

      25. Section 210: Extension of protection from harassment for occupiers of mobile homes

      26. Section 211: Suspension of eviction orders

      27. Section 212 : Tenancy deposit schemes

      28. Section 213: Requirements relating to tenancy deposits

      29. Section 214: Proceedings relating to tenancy deposits

      30. Section 215: Sanctions for non-compliance

      31. Section 216: Overcrowding

      32. Section 217: Energy efficiency of residential accommodation: England

      33. Section 218: Amendments relating to registered social landlords

      34. Section 219: Disclosure of information to registered social landlords for the purposes of section 1 of the Crime and Disorder Act 1988

      35. Section 220: Additional power to give grants for social housing

      36. Section 221: Extension of the Right to Acquire

      37. Section 222: Rights of pre-emption in connection with assured tenancies

      38. Section 223: Allocation of housing accommodation by local authorities

      39. Section 224: Disabled facilities grant: caravans

      40. Sections 225 & 226: Housing needs assessment

      41. Section 227: Removal of duty on local housing authorities to send annual reports to tenants etc

      42. Section 228: Social Housing Ombudsman for Wales (SHOW)

   7. Part 7

      1. Section 229: Residential property tribunals

      2. Section 230: Powers and procedure of residential property tribunals

      3. Section 231: Appeals from residential property tribunals

      4. Section 232: Register of licences and management orders

      5. Section 233: Approval of codes of practice with regard to the management of HMOs etc

      6. Section 234: Management regulations in respect of HMOs

      7. Section 235: Power to require documents to be produced

      8. Section 236: Enforcement of powers to obtain information

      9. Section 237: Use of information obtained for certain other statutory purposes

      10. Section238: False or misleading information

      11. Section 239: Powers of entry

      12. Section 240: Warrant to authorise entry

      13. Section 241: Penalty for obstruction

      14. Section 242: Additional notice requirements for protection of owners

      15. Section 243: Authorisations for enforcement purposes etc

      16. Section 244: Power to prescribe forms

      17. Section 245: Power to dispense with notices

      18. Sections246 - 248: Service of documents and things done electronically

      19. Section 249: Proof of designations

      20. Section 250: Orders and regulations

      21. Section 251: Offences by bodies corporate

      22. Section 252: Power to up-rate level of fines for certain offences

      23. Section 253: Local inquiries

      24. Section 254: Meaning of “house in multiple occupation”

      25. Section 255: HMO declarations

      26. Section 256: Revocation of HMO declarations

      27. Section 257: HMOs: certain converted blocks of flats

      28. Section 258: HMOs: persons not forming a single household

      29. Section 259: HMOs: persons treated as occupying premises as only or main residence

      30. Section 260:

      31. Section 261: Meaning of "appropriate national authority", "local housing authority" etc.

      32. .

      33. Section 263: Meaning of “person having control” and “person managing” etc

      34. Section 264: Calculations of numbers of persons

      35. Section 265: Minor and consequential amendments

      36. Section 266: Repeals

      37. Section 267: Devolution: Wales

      38. Section 268: The Isles of Scilly

      39. Section 270: Short title, commencement and extent

7. Schedules

   1. Schedule 1: Procedure and appeals relating to improvement notices

   2. Schedule 2: Procedure and appeals relating to prohibition orders

   3. Schedule 3: Improvement notices: enforcement action by local housing authorities

   4. Schedule 4: Licences under Parts 2 or 3: mandatory conditions

   5. Schedule 5: Licences under Parts 2 and 3: procedures and appeals

      Schedule 6: Management orders: procedure and appeals

   6. Schedule 7: Further Provisions regarding empty dwelling management orders

      1. 639.

         Paragraph 22: Power of a residential property tribunal to determine certain leases and licences

   7. Schedule 8: Penalty charge notices under section 168

   8. Schedule 9: New Schedule 5A to the Housing Act 1985: initial Demolition Notices

   9. Schedule 10: Provisions relating to tenancy deposit schemes

   10. Schedule 11: Registered social landlords

   11. Schedule 12: New Schedule 2A to the Housing Act 1996

   12. Schedule 13: Residential property tribunals: procedure

   13. Schedule 14: Buildings which are not HMOs for the purposes of this Act (excluding Part 1)

8. Concluding Sections

   1. Commencement

      1. On Royal Assent

      2. Two months after Royal Assent

      3. By commencement order

9. Hansard References