Do I need an HMO licence?

What an HMO is

HMO stands for "house in multiple occupation". It is a home rented by at least 3 people who are not from 1 household but share facilities like a kitchen or bathroom. A household means, for example, a family.

Not every HMO needs a licence. The national rule only covers bigger ones.

When a licence is required

In England you must have a licence if all of these are true:

• the home is rented to 5 or more people who form more than 1 household
• some or all tenants share a toilet, bathroom or kitchen
• at least 1 tenant pays rent, or their employer pays it for them

Your council can also make you license smaller HMOs in its area. Always check with your council, even if you have fewer than 5 tenants.

In Wales, the national rule is narrower: it covers HMOs of 3 or more storeys with 5 or more people from 2 or more households. Welsh councils can also license other HMOs, so check with yours.

What the council checks

The council will only give a licence if:

• the home is suitable for the number of people living there, based on its size and facilities
• the manager (you or your agent) is "fit and proper", for example with no criminal record and no breach of landlord laws

Minimum bedroom sizes in England

Since 1 October 2018, licensed HMOs in England must meet national room sizes for sleeping:

A room smaller than 4.64 square metres cannot be used for sleeping at all. Only floor space where the ceiling is over 1.5 metres high counts.

Your duties as a licence holder

• send the council an up to date gas safety certificate every year
• fit and maintain smoke alarms
• give safety certificates for electrical appliances when asked
• follow your council's rubbish and recycling rules
• follow any extra conditions the council puts on the licence

Cost and how long it lasts

Each council sets its own fee, so prices vary. A licence lasts up to 5 years. You must renew it before it runs out.

How to apply

1. Check with your council whether your property needs a licence.
2. Apply to your council. You can apply yourself or let your managing agent apply.
3. Pay the fee your council sets.

If you do not get a licence

You could get an unlimited fine for renting out an HMO that should have a licence.

If you live in Scotland or Northern Ireland

Both have their own HMO licensing laws, run by local councils. In Scotland the rules are in the Housing (Scotland) Act 2006. In Northern Ireland they are in the Houses in Multiple Occupation Act (Northern Ireland) 2016. Contact your council for the local rules.

Related guides

• What is selective licensing for landlords?
• How does Council Tax work for an HMO?
• How is tax on rental income worked out?
• Do I need an EPC to sell or rent my home?
• Does my landlord have to protect my deposit?

Where this comes from

• House in multiple occupation licence (GOV.UK)
• HMOs and residential property licensing reform: guidance for local housing authorities (MHCLG)
• Licensing of HMOs (Prescribed Descriptions) (Wales) Order 2006 (legislation.gov.uk)
• Housing (Scotland) Act 2006, Part 5 (legislation.gov.uk)
• Houses in Multiple Occupation Act (Northern Ireland) 2016 (legislation.gov.uk)