What is HMO licensing?
A House in Multiple Occupation (HMO) is a property rented by three or more people who are not all from the same household and who share facilities such as a kitchen or bathroom. HMO licensing is one of the most complex areas of UK landlord regulation, with both national mandatory requirements and local additional schemes.
What counts as an HMO?
A property is an HMO if it is occupied by three or more people forming two or more separate households, and those people share one or more basic amenities such as a kitchen, bathroom or toilet. This covers bedsits, shared houses, and some converted blocks of flats. Student houses rented by groups of unrelated students are among the most common examples.
Mandatory HMO licensing
Mandatory HMO licensing applies nationally to all HMOs occupied by five or more people forming two or more households. This is a national requirement — it applies regardless of which council area the property is in. Landlords of large HMOs must apply to their local council for a licence, which is typically valid for five years.
Additional HMO licensing
Many councils operate additional licensing schemes that extend HMO licensing to smaller properties — typically those with three or four occupants. Additional licensing is not national; it is introduced by individual councils for designated areas. If your property is a smaller HMO, you may need a licence in some areas but not others.
HMO standards and conditions
Licensed HMOs must meet minimum standards covering room sizes, fire safety, kitchen and bathroom facilities, and general management. The Licensing and Management of Houses in Multiple Occupation Regulations 2006 set the national baseline, but councils can impose additional conditions. Failure to meet licence conditions can result in the licence being revoked.
Frequently asked questions
Does a two-person flat share need an HMO licence?
No. An HMO requires three or more occupants from two or more households. A property occupied by two unrelated people is not an HMO and does not require an HMO licence, though it may still require a selective licence if the property is in a selective licensing area.
What is the minimum room size for an HMO?
Since October 2018, the minimum floor area for a room used as sleeping accommodation in a licensed HMO is 6.51 square metres for one person and 10.22 square metres for two people. Rooms below 4.64 square metres cannot be used for sleeping at all.
Can a limited company be an HMO licence holder?
Yes. A limited company can hold an HMO licence, but the council will also require a named individual — typically a director — to be the designated licence holder. That individual must be a fit and proper person as defined by the Housing Act 2004.