Applying for an HMO (House in Multiple Occupation) licence is a legal requirement for most landlords who rent properties to three or more people from two or more separate households who share facilities such as a kitchen or bathroom. This guide walks you through every stage of the application process in England, from checking whether you need a licence to receiving your decision and managing ongoing compliance.
Mandatory HMO licensing was introduced under the Housing Act 2004 and extended in October 2018 to cover all HMOs occupied by five or more people from two or more households, regardless of the number of storeys. Many councils have also introduced additional HMO licensing schemes that cover smaller properties. This guide covers both mandatory and additional HMO licensing applications.
Before you apply, you need to establish which type of HMO licence applies to your property. There are three categories to consider.
Mandatory HMO licence: Required in every local authority in England for any property occupied by five or more people from two or more separate households who share basic amenities. This applies regardless of the number of storeys in the building.
Additional HMO licensing: Many councils have introduced additional licensing schemes that extend the requirement to smaller HMOs, typically those occupied by three or four people from two or more households. You can check whether your council operates an additional licensing scheme by searching your property address on Tuxa.
Selective licensing: Some councils require all privately rented properties in a designated area to be licensed, regardless of whether they are HMOs. If your property is in a selective licensing area, you will need a selective licence in addition to any HMO licence that applies.
Before submitting your application, your property must meet the minimum amenity standards set out in the Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007 and the Housing Health and Safety Rating System (HHSRS). Most councils publish their own amenity standards, which typically cover the following areas.
The number of cooker hobs, ovens, sinks, and worktop areas required depends on the number of occupants. As a general guide, councils typically require one set of cooking facilities for every five occupants, though many require one per four. You should check your specific council's standards before applying.
Most councils require a minimum of one bathroom (with bath or shower, wash hand basin, and WC) for every five occupants. Some councils require separate WC facilities. Shared bathrooms must be of adequate size and in good repair.
Since April 2018, minimum room sizes have been set by national regulations. Rooms used for sleeping by one adult must be at least 6.51 square metres. Rooms used by two adults must be at least 10.22 square metres. Rooms used by a child under ten years old must be at least 4.64 square metres.
HMOs are required to have adequate fire safety measures in place. This typically includes interlinked smoke alarms on every floor, a heat detector in the kitchen, fire doors on rooms opening onto escape routes, and emergency lighting in some cases. You should obtain a fire risk assessment before applying.
Most councils require a substantial set of documents with your HMO licence application. Preparing these in advance will significantly speed up the process. The following table sets out the documents typically required.
| Document | Notes |
|---|---|
| Gas Safety Certificate | Must be current (renewed annually). Required if the property has any gas appliances. |
| Electrical Installation Condition Report (EICR) | Must be no more than five years old. Required for all HMOs. |
| Portable Appliance Testing (PAT) certificates | Required for all electrical appliances supplied by the landlord. |
| Energy Performance Certificate (EPC) | Must be rated E or above. Required for all rented properties. |
| Fire risk assessment | A written fire risk assessment carried out by a competent person. |
| Floor plan | A scaled floor plan showing all rooms, their dimensions, and their use. Must show room sizes clearly. |
| Proof of ownership or management authority | Title register from Land Registry, or a management agreement if you are a managing agent. |
| Planning permission or certificate of lawful use | Some councils require evidence that the property has planning permission for use as an HMO (Use Class C4 or Sui Generis for larger HMOs). |
| Tenancy agreements | Copies of current tenancy agreements for all occupants. |
| Fit and proper person declaration | A declaration that you (and any managing agent) meet the fit and proper person test. |
All HMO licence applicants must satisfy the council that they are a fit and proper person to hold a licence. The council will assess whether you (and any person involved in managing the property) have any relevant convictions or findings against you.
You are unlikely to be considered fit and proper if you have been convicted of any of the following: fraud or dishonesty offences; violence or drug offences; sexual offences; housing or landlord and tenant law offences; unlawful discrimination under the Equality Act 2010; or if you have had a previous HMO or selective licence revoked.
The council may also take into account any civil findings, such as rent repayment orders made against you, or any history of poor property management. Being listed on a local authority's banning order register will result in automatic refusal.
Most councils now accept HMO licence applications online through their website. Some still require paper applications. The application form will typically ask for the following information.
Details of the property, including the address, number of storeys, number of rooms, and the maximum number of occupants permitted. Details of the licence holder (the person responsible for the property, usually the landlord or the managing agent). Details of any managing agent, if different from the licence holder. Details of any other person with an interest in the property, such as a mortgage lender or freeholder. A declaration that all information provided is accurate and that the applicant is fit and proper.
You will need to pay the application fee at the time of submission. Most councils charge a fee in two parts: an initial non-refundable processing fee paid on application, and a second fee paid on grant of the licence. The table below shows typical fee ranges by council type.
| Council type | Typical initial fee | Typical grant fee | Total typical range |
|---|---|---|---|
| London boroughs | £300 to £600 | £400 to £800 | £700 to £1,400 |
| Metropolitan boroughs | £200 to £450 | £300 to £600 | £500 to £1,050 |
| District and unitary authorities | £150 to £350 | £200 to £450 | £350 to £800 |
Fees vary significantly between councils. Some councils offer discounts for accredited landlords or members of recognised landlord associations. You should check your specific council's fee schedule before applying.
Once you have submitted your application, the council will assess it. This process typically takes between four and twelve weeks, though it can take longer in councils with high volumes of applications. During this period, the council may do the following.
Request additional documents or information if your application is incomplete. Carry out an inspection of the property to verify that it meets the required standards. Consult with other council departments, such as planning, if there are concerns about the property's use class. Carry out a background check on the licence holder and any managing agent.
If the council identifies any deficiencies during the inspection, they will typically issue a schedule of works and give you an opportunity to remedy the issues before a decision is made. In some cases, the council may grant a licence subject to conditions requiring specific works to be completed within a set timeframe.
The council will issue one of three decisions: grant the licence, grant the licence with conditions, or refuse the licence.
Licence granted: The licence will specify the maximum number of permitted occupants, the name of the licence holder and any managing agent, any conditions attached to the licence, and the expiry date. HMO licences are typically granted for five years, though some councils grant shorter licences for properties with outstanding issues.
Licence granted with conditions: The council may attach conditions to the licence requiring you to carry out specific works or management improvements within a set timeframe. Failure to comply with licence conditions is a criminal offence.
Licence refused: If the council refuses your application, they must give reasons. You have the right to appeal to the First-tier Tribunal (Property Chamber) within 28 days of the decision.
Once your HMO licence is granted, you have ongoing obligations to maintain compliance. These include the following.
Renewing your gas safety certificate annually and keeping a copy on the premises. Renewing your EICR every five years and providing a copy to tenants within 28 days of inspection. Notifying the council of any changes to the property, the number of occupants, or the management arrangements. Complying with any conditions attached to your licence. Renewing your licence before it expires (typically five years after the grant date). Displaying a copy of the licence in a prominent position in the property.
If you are applying for a mandatory HMO licence for the first time, you must not rent the property as an HMO until the licence is granted. If you are renewing an existing licence, you may continue to operate under your existing licence while the renewal application is being processed, provided you submit your renewal application before the existing licence expires.
Renting out an HMO that requires a licence without having one is a criminal offence under the Housing Act 2004. The council can prosecute you and impose an unlimited fine. Tenants can also apply for a rent repayment order (RRO) requiring you to repay up to 24 months' rent. Under the Renters' Rights Act 2025, civil penalties for unlicensed landlords can now reach up to £40,000.
HMOs occupied by three to six people (Use Class C4) require planning permission in most areas, though many councils have Article 4 Directions removing permitted development rights. HMOs occupied by seven or more people are classified as Sui Generis and always require planning permission. You should check with your council's planning department before converting a property to HMO use.
Yes. The licence can be held by either the landlord or a managing agent, but whoever holds the licence must be a fit and proper person and must take responsibility for ensuring the property is managed in accordance with the licence conditions and the HMO Management Regulations.
HMO licences are typically granted for five years. The council has discretion to grant a shorter licence if there are concerns about the property or the licence holder. You must apply to renew your licence before it expires.
This guide was written by Ben Yarrow of Tuxa. Sources: Housing Act 2004; Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007; MHCLG Guidance on HMO Licensing; Renters' Rights Act 2025. Last reviewed: May 2026.