HMO licence requirements: the mandatory conditions
Every HMO licence (mandatory or additional) must include these conditions, set by Schedule 4 to the Housing Act 2004 and the 2018 regulations:
- a gas safety certificate every year, given to the council on request;
- electrical appliances and furniture kept safe, with declarations on request;
- a smoke alarm on each storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (other than a gas cooker), kept in working order;
- a written statement of the terms of occupation given to each occupier;
- minimum bedroom sizes (see below) and a maximum number of occupiers for each room;
- compliance with the council's rubbish storage and disposal arrangements.
HMO size requirements: minimum room sizes
| Room used for sleeping by | Minimum floor area |
|---|---|
| One person aged over 10 | 6.51 m² |
| Two people aged over 10 | 10.22 m² |
| One child under 10 | 4.64 m² |
| Any room under 4.64 m² | Must not be used for sleeping |
Floor area where the ceiling is lower than 1.5 m is not counted. Councils can require more space, particularly where a room is also the occupier's only living space, and set local amenity standards for kitchens and bathrooms.
Amenity standards: kitchens, bathrooms and toilets
National minimum standards for licensed HMOs are in Schedule 3 to the Licensing and Management of HMOs and Other Houses (Miscellaneous Provisions) (England) Regulations 2006. Each council publishes its own amenity standards, which are often more detailed (for example, the number of cookers or sinks per occupier). Check your council's standards before you set the number of rooms.
HMO management regulations (all HMOs)
The Management of Houses in Multiple Occupation (England) Regulations 2006 require the manager to:
- display their name, address and phone number prominently in the property;
- keep fire escapes clear and fire alarms and equipment in good working order, and take reasonable steps to protect occupiers from injury;
- maintain the water supply and drainage;
- provide the gas safety certificate to the council within 7 days of a request, and keep gas and electricity supplies and installations safe;
- keep common parts, fixtures, fittings and appliances in good and clean repair;
- keep each unit of living accommodation in good repair and give it to the occupier in a clean condition;
- provide suitable rubbish bins and arrangements for disposal.
Occupiers also have duties, such as not obstructing the manager and taking reasonable care not to damage the property.
Other rules that apply to HMO landlords
- Electrical safety: the fixed installation must be inspected and tested at least every 5 years (Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020).
- Fire safety: see the question below; the Regulatory Reform (Fire Safety) Order 2005 applies to common parts.
- Planning: see Article 4 HMO rules.
- Tenancies: since 1 May 2026 most HMO tenancies are periodic assured tenancies. See Renters' Rights Act checklist and section 8 grounds.
- Landlord database: register your rental property in your region's window.
Enforcement
Breaching licence conditions or the management regulations is an offence. The council can prosecute or impose a civil penalty (up to £40,000 from 1 May 2026), and serious or repeated breaches can lead to a banning order. See civil penalties and rent repayment orders.