HMO License Requirements Checker

Find out if your property needs an HMO license based on your local council's regulations

Property Details
Unrelated tenants or families count as separate households
Including basements and attics if habitable
Additional Details
If you know which scheme applies to your area
Types of Property Licensing

As of October 2018, mandatory licensing applies to all HMOs with:

  • 5 or more tenants forming more than 1 household
  • Shared facilities (toilet, bathroom, or kitchen)

Note: Before October 2018, mandatory licensing only applied to properties with 5+ tenants across 3+ storeys.

This is a national requirement applicable across all of England and Wales.

Additional licensing schemes are introduced by local councils to cover HMOs not already covered by mandatory licensing.

These typically include:

  • Smaller HMOs with 3 or 4 tenants from more than 1 household
  • Properties with specific issues in designated areas

Additional licensing varies by council - check with your local authority for specific requirements.

Selective licensing can apply to all private rented properties in designated areas, not just HMOs.

Councils typically introduce selective licensing in areas with:

  • Low housing demand
  • Significant anti-social behavior
  • Poor property conditions
  • High levels of migration
  • High levels of deprivation
  • High crime rates

These schemes are specific to designated areas within a council's jurisdiction.

HMO Standards & Requirements

National minimum standards for rooms in licensed HMOs:

Room Type Minimum Size
Single bedroom (1 adult) 6.51 sq m (70 sq ft)
Double bedroom (2 adults) 10.22 sq m (110 sq ft)
Single bedroom (1 child under 10) 4.64 sq m (50 sq ft)

Note: Many local authorities set higher standards. Any room smaller than 4.64 sq m cannot be used as sleeping accommodation.

Licensed HMOs must provide adequate amenities relative to the number of occupants:

Number of People Toilets Bathrooms Kitchens
1-4 1 1 1
5 1 1 1
6-10 2 2 1
11-15 3 3 2

Kitchen Requirements:

  • Adequate worktop space
  • Sufficient electrical sockets
  • Storage space
  • Refrigeration
  • Cooking facilities

Note: Local authorities may have additional specific requirements.

All licensed HMOs must meet strict fire safety standards:

  • Fire risk assessment - Mandatory and must be documented
  • Smoke alarms - At least one on each floor
  • Carbon monoxide alarms - In rooms with solid fuel appliances
  • Fire doors - On risk rooms (kitchens, living rooms) and escape routes
  • Fire blankets - In kitchens
  • Emergency lighting - Often required in larger HMOs
  • Fire escape routes - Must be kept clear and marked
  • Fire extinguishers - Usually required in common areas

Other safety requirements include:

  • Annual gas safety certificates
  • Electrical Installation Condition Report (EICR) every 5 years
  • Portable Appliance Testing (PAT) for any provided electrical appliances
  • Adequate heating in each room
  • Measures to prevent or control legionella

HMO landlords must adhere to The Management of Houses in Multiple Occupation (England) Regulations 2006:

  • Provide contact details to all tenants
  • Ensure all common parts are maintained in good repair
  • Ensure safety of means of escape in case of fire
  • Take reasonable steps to prevent overcrowding
  • Ensure adequate waste disposal facilities
  • Maintain water supply and drainage
  • Carry out regular safety inspections
  • Provide adequate living conditions

Additional management requirements include:

  • Tenant references and right-to-rent checks
  • Deposit protection
  • Energy Performance Certificate (minimum E rating)
  • Regular property inspections
  • Adequate property insurance

The property must be reasonably suitable for occupation by the number of people specified in the license.

Council Licensing Schemes Website
Barking and Dagenham Mandatory, Additional, Selective (borough-wide) Visit
Camden Mandatory, Additional (borough-wide) Visit
Newham Mandatory, Additional, Selective (borough-wide) Visit
Birmingham Mandatory, Additional (in parts) Visit
Bristol Mandatory, Additional (in parts) Visit
Liverpool Mandatory, Selective (in parts) Visit
Manchester Mandatory, Selective (in parts) Visit
Nottingham Mandatory, Additional, Selective (city-wide) Visit
Cardiff Mandatory, Additional (in parts) Visit
Edinburgh All HMOs require license (Scotland) Visit
Glasgow All HMOs require license (Scotland) Visit
Belfast All HMOs require license (Northern Ireland) Visit
National Resources
About HMO Licensing
What Makes a Property an HMO?

A property is considered a House in Multiple Occupation (HMO) if:

  • At least 3 tenants live there, forming more than one household
  • Toilet, bathroom, or kitchen facilities are shared with other tenants

A household consists of either a single person or members of the same family who live together, including:

  • Couples (married, civil partners, or cohabiting)
  • Relatives (parents, grandparents, children, grandchildren, siblings, uncles, aunts, nephews, nieces, cousins)
  • Half-relatives and step-relatives
  • Foster children

Example: A house shared by five unrelated students is an HMO (5 households). A family of five sharing with one unrelated tenant is also an HMO (2 households).

Benefits of HMO Licensing

While licensing adds additional responsibilities for landlords, it offers important benefits:

  • Safety standards - Ensures properties meet key health and safety requirements
  • Better quality housing - Improves living conditions for tenants
  • Reduced anti-social behavior - Better management of properties reduces neighborhood issues
  • Protection against rogue landlords - Creates a level playing field for responsible landlords
  • Legal compliance - Avoids severe penalties for operating an unlicensed HMO
Penalties for Non-Compliance

Operating an unlicensed HMO that requires licensing can result in:

  • Financial penalties of up to £30,000
  • Criminal prosecution with unlimited fines
  • Rent Repayment Orders (repaying up to 12 months' rent)
  • Inability to serve Section 21 notices to evict tenants
  • Banning orders preventing involvement in letting or property management