HMO Licensing Requirement Checker 2025 — Do You Need a Licence?

What Is an HMO?

A House in Multiple Occupation (HMO) is a property rented out to three or more people who form more than one household and who share basic amenities such as a kitchen or bathroom. The definition is set out in sections 254–259 of the Housing Act 2004. Common examples include student houses, professional house-shares, and bedsit blocks.

A "household" means either a single person or people living together as a family — a couple, a family with children, or other combinations of relatives. Two unrelated single people living together are two separate households. So three unrelated friends sharing a house creates a three-person, three-household HMO; a couple and one other person create a three-person, two-household HMO.

Three Types of HMO Licensing

Mandatory HMO Licensing

Since October 2018, mandatory HMO licensing applies to all properties in England occupied by five or more persons forming two or more households. This replaced the previous test that also required the building to have three or more storeys. The national mandatory scheme means that any HMO with five or more tenants from two or more households — regardless of how many storeys — requires a licence from the local housing authority.

Additional Licensing

Under section 56 of the Housing Act 2004, local authorities can designate specific areas (or their entire district) where additional licensing applies to HMOs that fall below the mandatory licensing threshold. Many councils in university towns, city centres, and areas with high concentrations of shared housing have used this power. An additional licensing scheme requires smaller HMOs (typically those with three or four tenants) to also be licensed. There is no central register — you must check with your specific local authority.

Selective Licensing

Distinct from HMO licensing, selective licensing schemes require a licence for all privately rented properties in a designated area — not just HMOs. These are introduced by local councils in areas with low housing demand or significant anti-social behaviour problems. If you rent any property in a selective licensing area, you need a licence regardless of how many tenants you have.

HMO Standards and Management Regulations

Whether or not your HMO requires a licence, if it is an HMO, you must comply with the Management of Houses in Multiple Occupation (England) Regulations 2006. These require you to: maintain the structure of the property, keep all shared facilities in good repair and clean condition, ensure adequate fire safety measures are in place (including smoke alarms on every floor and fire doors where required), and provide adequate facilities for the disposal of rubbish. Breaching the Management Regulations is a criminal offence — distinct from the failure to licence offence.

HMO Licence Conditions

A mandatory HMO licence typically lasts up to five years. Licences contain conditions covering: the maximum number of occupants, the manager's contact details and responsibilities, installation and testing of smoke and carbon monoxide alarms, electrical installation condition reports (EICRs — required every five years), gas safety certificates (annually), and minimum room size requirements. From October 2018, minimum bedroom sizes apply: 6.51 square metres for a single adult bedroom and 10.22 square metres for a double room. Rooms below 4.64 square metres cannot be used as sleeping accommodation.

Penalties for Operating an Unlicensed HMO

The consequences of failing to licence an HMO are severe. Local authorities have the power to impose a civil penalty of up to £30,000 per offence — and each offence is assessed separately (so you could face multiple fines for different breaches). Additionally, tenants can apply to the First-tier Tribunal for a Rent Repayment Order (RRO) — requiring you to repay up to 12 months' worth of rent. Housing Benefit or Universal Credit housing costs paid to you during the unlicensed period can also be recovered.

From April 2017, local authorities can include landlord conviction or penalty information on the national Rogue Landlord Database (the Rogue Landlord Checker at gov.uk), which can affect your ability to obtain further licences and your reputation as a landlord.