A House in Multiple Occupation (HMO) is a property occupied by three or more people who form more than one household and share facilities such as a kitchen or bathroom. Common examples include shared student houses, professional house shares, and bedsit properties.
Key definition: A household is a single person or members of the same family living together. Three unrelated professionals sharing a house = three households = an HMO. A family of five = one household = not an HMO.
Mandatory HMO licensing applies to all properties in England that are:
There is no minimum number of storeys for mandatory licensing — a large bungalow with 5 or more unrelated occupants requires a licence. The 2018 regulations removed the old 3-storey minimum.
| Condition | Mandatory licence required? |
|---|---|
| 5+ persons, 2+ households, shared facilities | Yes — always |
| 4 persons, 2 households, 3+ storeys | Check local additional licensing |
| 3 persons, 2 households, any storeys | Check local additional licensing |
| Single family of 5+ | No — one household |
Local councils can designate additional licensing schemes covering smaller HMOs not caught by mandatory licensing, and selective licensing schemes covering all privately rented properties in a defined area regardless of whether they are HMOs.
Before starting any new tenancy, always check your local council website for:
Common error: Many landlords assume that because they don't have 5 occupants they don't need a licence. In many councils, even a 3-person shared house requires a licence under an additional licensing scheme. Always check with your local authority.
Apply directly to your local council. Requirements vary but typically include:
HMO licences are typically granted for 5 years. Conditions attached to the licence specify minimum room sizes, maximum occupancy, and required safety measures.
| Offence | Maximum penalty |
|---|---|
| Operating an HMO without a licence | Unlimited fine (magistrates court) |
| Civil penalty notice | Up to £30,000 per offence |
| Rent Repayment Order | Up to 12 months rent repaid to tenant |
| Banning Order | Banned from being a landlord |
Rent Repayment Orders: Tenants in an unlicensed HMO can apply to the First-tier Tribunal for an order requiring the landlord to repay up to 12 months of rent. This right also applies to local councils. It is one of the most financially damaging consequences of non-compliance.
HMO landlords need all the same documents as standard landlords, plus specific HMO-related documentation:
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