With less than four months to go before
Simpler Recycling
is rolled out to homes across England, concerns are growing that student HMO
landlords are not ready for the overhaul.
There are approximately 472,823
Houses of Multiple Occupancy
nationwide, housing 1.5 million people, and waste specialists say many
landlords and agents need to understand the changes.
From 31st March 2026, councils must deliver a consistent recycling service
in every area.
The reforms require four waste streams to be collected: general refuse, food
waste which may be combined with garden material, paper and card, plus other
dry recyclables.
For most properties, that means four separate containers.
Failure for the tenants in an HMO to comply could see the landlord being
handed a £5,000 fine and, potentially, a criminal conviction.
Waste rules cause uncertainty
Similar rules already apply to businesses and extending them to cover
mixed-use buildings and multi-tenant homes is creating uncertainty,
businesswaste.co.uk.
Student lets, blocks of flats and combined residential and commercial
premises that were not previously covered can now fall under the law.
But the firm warns that responsibility for compliance in shared housing is
not always clear cut.
Tenants are generally expected to sort waste correctly day to day, yet HMO
licensing conditions often place wider duties on owners and managers.
These can include providing sufficient bin storage, supplying the correct
containers, issuing clear instructions and arranging suitable collection
schedules.
In some districts, a written waste management plan is also required.
HMOs are a grey area
Mark Hall, the firm’s landlord waste expert, said: “HMOs and larger
rental properties
with multiple tenants can fall into a bit of a grey area when it comes to
waste, and it’s easy to see why managers and landlords may get confused.
“Failing to comply can not only lead to costly fines but could also result
in the loss of licenses.
“If you are ever unsure of what your obligations are, speak to an expert.”
He added: “An audit of your premises is the best way to ensure you are
meeting the needs of your tenants, complying with government guidelines and
protecting yourself from any stress as a business owner.”
Will councils collect?
Also, waste collections vary between local authorities, and some will
continue including HMOs within their standard household collections.
Other councils look set to encourage or insist on the use of licensed
private contractors instead.
Landlords who previously relied on council services may now find there are
capacity limits or they may be hit with extra charges pushing them towards
commercial options.
Failure to meet waste requirements usually starts with a council-issued
compliance notice.
Landlords face a rubbish fine
If problems persist, fixed penalty notices of up to £5,000 can follow,
alongside the risk of criminal prosecution.
Poorly managed refuse can also raise wider licensing issues where
overflowing bins, contamination, pests or odours are reported.
Businesswaste is advising landlords and agents to review their current waste
arrangements and assess whether bin numbers and sizes are adequate.
They should also confirm collection frequency and check which containers
will be supplied locally.
Clear communication with tenants about new separation rules is also seen as
critical.
Student landlords must prepare
Simon Thompson, the managing director of Accommodation for Students, said:
“For student landlords, the message is simple.
“Do not assume HMOs will be treated like standard family homes once Simpler
Recycling comes into force.
“Student HMOs already generate high volumes of waste, and with four separate
streams, poor planning could quickly become a compliance problem rather than
a housekeeping issue.”
He added: “Local authorities will look to the licence holder when bins
overflow or contamination occurs.
“For landlords who prepare now and communicate clearly with student tenants
will avoid unnecessary cost and stress later.”
