HMO Rules: Houses in Multiple Occupation Explained

A House in Multiple Occupation (HMO) is a property rented to three or more tenants who form two or more separate households and share facilities such as a kitchen, bathroom, or toilet.

Common examples of HMOs:

It does not matter whether the tenants are students, professionals, or benefit claimants. If the property meets the definition, it is an HMO and the landlord must comply with HMO regulations.

Under the Housing Act 2004 (as amended in 2018), a mandatory HMO licence is required if the property is occupied by five or more tenants from two or more households.

Prior to 2018, mandatory licensing only applied to HMOs of three or more storeys. The 2018 amendment removed the storey requirement, bringing many more properties into scope.

The licence lasts up to five years and must be renewed before it expires. Landlords must apply to the local council and pay a fee (typically £500 to £1,500 depending on the council).

A licensed HMO must meet minimum standards including:

Some local councils operate additional licensing schemes that cover HMOs with three or four tenants (below the mandatory threshold). Others operate selective licensing schemes that cover all private rented properties in a designated area, not just HMOs.

Check with your local council to find out if additional or selective licensing applies in your area. You can usually find this on the council's website under housing or private renting.

If your landlord needs a licence but does not have one, they face serious penalties (see below). As a tenant in an unlicensed HMO, you may be entitled to a rent repayment order for up to 12 months' rent.

The Management of Houses in Multiple Occupation (England) Regulations 2006 set out the duties of HMO managers (usually the landlord or their appointed agent). These include:

Fire safety is one of the most critical aspects of HMO regulation. HMOs are higher risk because multiple households share common areas and escape routes.

Minimum fire safety requirements:

If your HMO lacks these, report it to your local council immediately. Poor fire safety in an HMO is treated as a serious hazard.

The Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018 set minimum room sizes for HMOs:

A room smaller than 4.64 square metres cannot be used as sleeping accommodation at all.

The landlord must state on the licence the maximum number of people who can occupy each room. If the property is overcrowded beyond these limits, the landlord is committing an offence and the council can take enforcement action.

Operating an HMO without the required licence is a criminal offence. Penalties include:

If you suspect your HMO is unlicensed, check your council's public HMO register (most councils publish this online) and contact Environmental Health.