Do You Need an HMO Licence?

A House in Multiple Occupation (HMO) licence is required if your property is occupied by 5 or more people from 2 or more separate households and they share facilities such as a kitchen or bathroom. This is the mandatory licensing threshold under the Housing Act 2004.

Some local authorities operate additional licensing schemes that require smaller HMOs (e.g. 3 or more occupants) to be licensed. Always check with your local council.

Documents Required for Application

• Completed HMO licence application form (from your local authority)
• Gas Safety Certificate (CP12) — must be current (within 12 months)
• Electrical Installation Condition Report (EICR) — must be current (within 5 years)
• Fire Risk Assessment — completed by a competent person
• Floor plans — showing room dimensions, layout, and use of each room
• Proof of ownership or management authority (e.g. title register, management agreement)
• Copies of current tenancy agreements
• Energy Performance Certificate (EPC) — minimum E rating required
• Portable Appliance Testing (PAT) certificates for any electrical appliances provided

Property Standards to Meet

Room Sizes

• Single bedroom: Minimum 6.51m²
• Double bedroom: Minimum 10.22m²
• Room for child under 10: Minimum 4.64m²
• Rooms below minimum size must not be used as sleeping accommodation

Kitchen Facilities

• Adequate cooking facilities for the number of occupants
• Sufficient fridge/freezer space
• Adequate worktop and storage space
• Hot and cold running water

Bathroom and Toilet Facilities

• Minimum 1 bathroom/shower room per 4–5 occupants (varies by council)
• Minimum 1 toilet per 4–5 occupants
• Adequate hot water supply

Fire Safety

• Interlinked smoke alarms on every floor
• Heat detector in the kitchen
• Carbon monoxide detectors where required
• Fire doors with self-closing devices on all habitable rooms
• Emergency lighting in communal areas (larger HMOs)
• Fire escape routes clearly identified and unobstructed

Application Fees

• Typically £500–£1,200 depending on the local authority
• Some councils charge per room or per occupant
• Accredited landlords (e.g. members of NRLA) may receive a discount
• Licences are typically valid for 5 years

Fit and Proper Person Test

The licence applicant (landlord or manager) must pass a fit and proper person test. You may be refused a licence if you have:

• Convictions for fraud, violence, drugs, or sexual offences
• Previous housing-related offences or banning orders
• A history of unlicensed HMO operation
• Breached landlord obligations in the past

Ongoing Obligations

Once licensed, you must:

• Display the licence in a prominent position in the property
• Renew the licence before it expires (typically every 5 years)
• Notify the council of any changes to the property or management
• Maintain all safety certificates and keep records up to date
• Comply with any conditions attached to the licence