HMO Licensing UK: Landlord Rules & Applications

Overview

A house in multiple occupation is, in broad terms, a property occupied by three or more people forming more than one household, where at least some facilities such as the kitchen, bathroom or toilet are shared. A household usually means a single person, a couple, or members of the same family, so three unrelated flatmates sharing a house will almost always count.

The category captures everything from shared houses let to young professionals, to bedsits, to student accommodation and some converted blocks of flats. HMOs are treated differently because they carry higher risks around fire safety, overcrowding, amenity standards and property management, and the law responds by placing extra obligations on whoever owns or manages them.

Some HMOs must be licensed under the mandatory national scheme, while others may need a licence only if the local council operates an additional or selective licensing scheme in that area. The rules are set by the Housing Act 2004 and associated regulations, but councils apply them locally, so two properties on opposite sides of a borough boundary can face different requirements.

Key steps

1. Work out whether your property is an HMO. Start by looking at how many people live there, how they are related, and which facilities they share. If you have three or more occupants from two or more households sharing a kitchen, bathroom or toilet, the property is likely an HMO and you need to consider licensing next. Borderline cases, such as family members plus a lodger, are worth checking carefully.
2. Check the licensing rules for your specific council. Mandatory HMO licensing applies nationally to larger shared properties, but many councils also run additional licensing covering smaller HMOs, or selective licensing that picks up ordinary lets in designated areas. Look at the council's housing pages for the postcode of your property, because schemes vary street by street and are updated regularly.
3. Prepare your application and supporting information. Most councils ask for details of the property, floor plans, gas and electrical safety certificates, fire alarm and emergency lighting information, and details of the proposed licence holder and manager. The licence holder needs to be a 'fit and proper person', so prior housing offences, unspent convictions or poor management history can be a problem.
4. Submit the application and pay the fee. Applications are usually made through the council's online portal, with a fee that varies by authority and property size. Check gov.uk and your local council's website for current amounts. Submitting an application before the property is let, or promptly on acquisition, is the safest approach because operating an unlicensed HMO is a criminal offence.
5. Expect an inspection and respond to any conditions. The council will normally inspect the property and may attach conditions covering fire safety, room sizes, kitchen and bathroom provision, refuse storage and management arrangements. Once granted, a licence typically lasts up to five years, though it can be shorter, and you will need to comply with ongoing duties and renew in good time.

Common questions