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Sample report. Fictional landlord, property and dates. Not a real assessment.
HMO health check report

6-bed HMO, Example Road, Southampton

Prepared for
Alex Example (fictional)
Property
14 Example Road, Southampton, SO00 0AA (fictional)
Rooms / occupants
6 bedrooms, 6 occupants, 3 storeys
Report date
10 October 2026
Reference
HC-SAMPLE-0001
Rules checked
DiffeRENT HMO Compliance Register, verified 10 October 2026
Overall score 58 out of 100, amber 58 out of 100

Overall: Amber

Higher is better. A red item that is a priority 1 keeps the overall score below 60 until it is fixed.

At a glanceYour score by section

3Red: fix first
9Amber: unconfirmed or due soon
60Green: in order
72Items checked

Red means a clear gap against a rule. Amber means something is due soon, or we could not confirm it from your answers (for example "not sure"). Amber is not a finding of breach.

Fix firstYour top priorities

  1. The rebuild cost of the building has not been assessed in the last 3 years.Insurance - Before the insurance renewal on 3 January 2027
    Red
  2. A flat roof inspection required by the policy has not been carried out.Insurance - Before the insurance renewal on 3 January 2027
    Red
  3. Actions from the fire safety documentation have not been completed.Fire safety - Suggested: within 14 days
    Red
  4. The gas safety record is due for renewal shortly.Gas, electrics & energy - Due by 14 November 2026
    Amber
  5. Right to rent checks are not recorded for every adult occupier.Tenants & paperwork - Suggested: within 14 days for the existing occupier; before every new tenancy
    Amber

FindingsWhat we found, why it matters and how to fix it

The rebuild cost of the building has not been assessed in the last 3 years.

RedPriority 1Insurance

You told us: Rebuild cost last assessed more than 3 years ago.

Why it matters

Underinsurance triggers the average clause, which reduces a claim in proportion to the shortfall.

The rule and source

Register C03 (Insurer Condition)

Property118 - HMOs: do you need different insurance?: https://www.property118.com/hmos-do-you-need-different-insurance/Property118 - Underinsurance and the average clause: https://www.property118.com/underinsurance-and-average-clause-landlords/

How to fix it

Obtain a rebuild cost assessment, including HMO upgrades, fees and debris removal.

Deadline

Before the insurance renewal on 3 January 2027

Register timing: At inception and every renewal; on any change

Indicative penalty exposure

Claim reduced (average), declined, or policy voided for breach of condition/warranty or non-disclosure.

A flat roof inspection required by the policy has not been carried out.

RedPriority 1Insurance

You told us: Policy requires a flat roof inspection; not yet done.

Why it matters

Policies can require a competent inspection and repairs, or exclude storm or water damage.

The rule and source

Register C07 (Insurer Condition)

Property118 - HMOs: do you need different insurance?: https://www.property118.com/hmos-do-you-need-different-insurance/Property118 - Underinsurance and the average clause: https://www.property118.com/underinsurance-and-average-clause-landlords/

How to fix it

Have a competent roofer inspect and report, and send the report to the insurer.

Deadline

Before the insurance renewal on 3 January 2027

Register timing: At inception and every renewal; on any change

Indicative penalty exposure

Claim reduced (average), declined, or policy voided for breach of condition/warranty or non-disclosure.

The gas safety record is due for renewal shortly.

AmberPriority 1Gas, electrics & energy

You told us: Last gas safety check 14 November 2025.

Why it matters

An annual check by a Gas Safe registered engineer is a legal duty and a mandatory HMO licence condition.

The rule and source

Register A01 (Law)

HSE - Gas safety check records (landlords): https://www.hse.gov.uk/gas/landlords/gassaferecord.htmHealth and Safety at Work etc. Act 1974 Schedule 3A (penalties): https://www.legislation.gov.uk/ukpga/1974/37/schedule/3A

How to fix it

Book a Gas Safe engineer now; a check can be done up to 2 months early without losing the anniversary.

Deadline

Due by 14 November 2026

Register timing: Every 12 months; may be done up to 2 months early and keep the original anniversary (reg 36A)

Indicative penalty exposure

Criminal offence under HSWA 1974 s33(1)(c): magistrates - up to 12 months' imprisonment and/or an unlimited fine (the £20,000 cap in Schedule 3A was lifted for offences from 12 March 2015); Crown Court - up to 2 years and/or unlimited fine. Also a mandatory HMO licence condition (annual certificate to council) - breach: civil penalty up to £40,000.

Prescribed deposit information may not have been served on every tenant within 30 days.

AmberPriority 1Tenants & paperwork

You told us: Prescribed information served on some tenants only.

Why it matters

Failure carries the same sanctions as an unprotected deposit.

The rule and source

Register D04 (Law)

GOV.UK - Tenancy deposit protection: https://www.gov.uk/tenancy-deposit-protectionSI 2007/797 Housing (Tenancy Deposits) (Prescribed Information) Order 2007 art 2: https://www.legislation.gov.uk/uksi/2007/797/article/2/made

How to fix it

Locate the proof of service for each tenant; take advice on any gaps.

Deadline

Suggested: within 14 days, then take advice on any late service

Register timing: 30 days from receipt; 10 days after agreement to return

Indicative penalty exposure

Court must order repayment plus a penalty of 1 to 3 times the deposit (HA 2004 s214(4)); most possession grounds unavailable until the deposit is correctly protected and prescribed information given (grounds 7A and 14 excepted). Over-cap deposit is a prohibited payment (Tenant Fees Act).

Suggested timescales marked "Suggested" are DiffeRENT guidance, not legal deadlines. Penalty text is taken from our verified register and shows the maximum in law or the typical consequence; it is not a prediction of what would happen to you.

ImportantPlease read: what this report is and is not

  • This report is indicative. It is based only on the answers and documents you gave us.
  • It is not a physical inspection of the property, and it is not legal advice. If you need legal advice, speak to a qualified housing solicitor.
  • Legislation and guidance change. Where we state a rule, we checked it against official sources and did our best to be accurate, but we cannot promise we have caught everything, or that nothing has changed since the date of this report.
  • Penalty figures show maxima or typical consequences in law and are not a prediction of any outcome.
  • Gas, electrical, fire and other safety certificates and reports must come only from suitably qualified and registered contractors. This report does not replace them.
  • Insurance items describe conditions commonly found on HMO policies. They are not a statement about your own policy. Check your schedule and wording with your insurer or broker.
DiffeRENT Property Services Ltd. Company number 09794487. Member of the Property Redress Scheme, PRS004652.admin@different.property