Houses in Multiple Occupation (HMO)
Houses in Multiple Occupation (HMO)
Licensing requirements, management standards and compliance
What is an HMO?
A House in Multiple Occupation (HMO) is a property rented by at least 3 people who are not from one household (e.g. not a family) but share facilities such as a bathroom or kitchen. HMOs are subject to additional regulations and, in many cases, require a licence.
Types of HMO Licensing
Mandatory Licensing
Required for properties occupied by 5 or more people from 2 or more households who share facilities. This applies nationally.
Additional Licensing
Local authorities can introduce additional licensing schemes covering smaller HMOs (e.g. 3 or 4 occupants). Check with your local council to see if this applies in your area.
Selective Licensing
Some councils operate selective licensing schemes covering all privately rented properties in certain areas, regardless of whether they are HMOs. Again, check with your local authority.
Minimum Room Size Standards
- Single bedroom (one person over 10): 6.51m²
- Double bedroom (two persons): 10.22m²
- Room for child under 10: 4.64m²
- Rooms below minimum size must not be used as sleeping accommodation
Facilities Required
- Adequate kitchen facilities for the number of occupants (hob rings, oven, fridge, sink)
- Sufficient bathroom and toilet facilities (ratios vary by local authority)
- Adequate heating in all habitable rooms
- Adequate natural lighting and ventilation
Fire Safety Requirements
- Interlinked smoke alarms on every floor
- Heat detector in the kitchen
- Carbon monoxide alarms where required
- Fire doors to all rooms (30-minute fire resistance)
- Emergency lighting on escape routes (larger HMOs)
- Fire extinguisher and fire blanket in kitchen
- Clear and unobstructed escape routes
- Fire Risk Assessment carried out and documented
Other Compliance Requirements
- Gas Safety Certificate (CP12) — annually
- Electrical Installation Condition Report (EICR) — every 5 years
- Energy Performance Certificate (EPC) — minimum E rating (C from 2030)
- Right to Rent checks — for all adult occupants
- Deposit protection — within 30 days of receipt
- HMO Management Regulations — ongoing duties for maintenance, waste, communal areas
Penalties for Non-Compliance
- Operating an unlicensed HMO: unlimited fine (criminal offence)
- Rent Repayment Orders: up to 12 months' rent for offences before 1 May 2026; up to 24 months' rent for offences on or after 1 May 2026
- Cannot serve a valid Section 8 notice while unlicensed (Section 21 is abolished)
- Banning orders for serious or repeat offenders
Action Required
If you are unsure whether your property requires a licence, contact your local authority immediately. Operating an unlicensed HMO is a criminal offence. Apply for your licence before tenants move in — do not wait until you are already letting.
Disclaimer
Guidance only. Landlord Handbook provides practical information to help landlords understand their responsibilities. It is not legal or financial advice. Always check the latest GOV.UK guidance and seek professional advice where appropriate.