New recycling laws will expose landlords and managing agents of HMOs to fines of up to £5,000 for even minor errors tenants make when putting out their rubbish, according to Business Waste boss, Mark Hall (pictured).

The national Simpler Recycling rules go live on 31st March 2026 and will require every council to collect four waste streams – general waste, food waste, paper and card, and other dry recyclables – meaning HMOs will need significantly more bin capacity and far clearer separation rules.

Although tenants are responsible for sorting their own rubbish, HMO licensing conditions mean landlords and agents must supply the correct bins, ensure adequate capacity, issue written instructions and maintain suitable collection arrangements.

Management failure

One of the more onerous aspects of the new rules is that ‘cross-contamination’ will be treated as a management failure, i.e. if tenants put their rubbish in the wrong bin, councils can hold the landlord or managing agent responsible.

Some councils will continue to offer communal bins, but others are limiting numbers or charging for extra capacity, meaning many HMOs may now need private waste contractors to meet their obligations.

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.”

Any compliance failures will initially result in a warning, but can then escalate to fixed penalties of up to £5,000 and even criminal convictions. Poor waste handling – including overflow, pests or odour complaints – can also put the property’s HMO licence at risk.

Hall says: “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.”

Agents are being urged to audit waste capacity, check container requirements and brief tenants well ahead of the deadline on 31 March 2026.