A House in Multiple Occupation (HMO) usually needs a licence from the council once enough unrelated people share it. Whether your specific property needs one depends on the address.
Does your property need an HMO licence?
There are two kinds of HMO licence in England: mandatory (5+ people, 2+ households, nationwide) and additional (smaller shared houses in councils that opt in).
Why check the exact address
Additional licensing schemes are tied to precise boundaries and fixed dates. A national rule of thumb only catches mandatory HMOs; it misses smaller shared houses caught by additional schemes.
FAQ
- How do I know if my property is a licensable HMO?
- Enter the address into the HMO licence checker above. Five or more people from two or more households is always a mandatory HMO; three or more unrelated sharers can need an additional licence in areas that run one.
- What is the difference between a mandatory and an additional HMO licence?
- Mandatory licensing applies nationwide to larger HMOs (5+ people, 2+ households). Additional licensing is a scheme individual councils bring in to cover smaller shared houses in a designated area.
- Do I need an HMO licence for three tenants?
- Sometimes. Three unrelated sharers can need an additional HMO licence if the council has designated an additional licensing scheme covering the address.
- Can a tenant claim rent back for an unlicensed HMO?
- Potentially, via a Rent Repayment Order of up to 24 months’ rent under the Renters’ Rights Act 2025.