In England and Wales, you must have an HMO licence if your property meets all of these criteria:
Rented to 5 or more people who form more than one household
Some or all tenants share toilet, bathroom, or kitchen facilities
At least one tenant pays rent for their accommodation
Smaller properties may require licensing under your council's additional scheme
Your HMO licence must ensure the following standards are met:
The house is suitable for the number of occupants
The manager (you or your agent) is "fit and proper" with no relevant criminal record or landlord law breaches
Annual gas safety certificates are submitted to the council
Smoke alarms are installed and maintained
Electrical safety certificates are provided when requested
Your local council may impose additional conditions specific to your property.
Check with your local authority whether your property needs a licence and get the application form
Prepare gas safety certificates, electrical reports, floor plans, and property details
Complete the application and pay the fee set by your council. Licences are valid for up to 5 years
Renting out an unlicensed HMO when one is required can result in an unlimited fine. You may also be ordered to repay up to 12 months' rent to tenants and face a banning order. Always check your licensing requirements with your local council.
| Topic | Details |
|---|---|
| Licence validity | Maximum 5 years, must be renewed before expiry |
| Separate licences | One licence required per HMO property |
| Fees | Set by individual local councils |
| Additional licensing | Many councils require smaller HMOs to be licensed |
| Fit and proper | Manager must have no relevant criminal record or breaches |
Free tool: do I need an HMO licence? Quick check for mandatory vs additional licensing
Step-by-step application process, documents needed, common mistakes
When and how to renew your HMO licence before it expires
Understand the different types of HMO licensing
Mandatory and additional conditions you must comply with
When an HMO licence may not be required
Fines, rent repayment orders, and banning orders
Different rules—3+ occupants triggers licensing
Housing Act 2004, Renting Homes (Wales) Act