HMO guide for landlords in England

Everything that decides whether you can let a house in multiple occupation legally: licensing, planning, room sizes, management rules and enforcement. 57 councils run additional HMO licensing and 59 run selective licensing on top of the national mandatory scheme.

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Home › HMO
Do I need an HMO licence? →
3, 4 or 5 tenants, lodgers, couples: quick checker.HMO licence cost →
Every published council fee compared.How to apply →
Documents, fit and proper test, decisions and appeals.HMO rules →
Room sizes, licence conditions, management regulations.Additional HMO licensing →
Schemes in force in 57 councils.Selective licensing →
Schemes in force in 59 councils; full table.Article 4 and HMO planning →
When a small HMO needs planning permission.Unlicensed HMO: what to do →
Steps to take today.Rent repayment orders →
Median award £6,000; calculator.Civil penalties →
Up to £40,000 from 1 May 2026; appeal outcomes.

HMO guidelines for landlords: the essentials

  1. Is it an HMO? 3 or more people, 2 or more households, sharing a kitchen, bathroom or toilet.
  2. Does it need a licence? Always if 5+ people in 2+ households. Smaller HMOs if the council has an additional scheme. Check the council table.
  3. Does it need planning permission? A large HMO (7+) always; a small HMO (3 to 6) in an Article 4 area.
  4. Does it meet the standards? Room sizes, amenities, fire safety and management rules: see HMO rules.
  5. Is the paperwork in place? Gas and electrical certificates, EPC, deposit protection, right to rent checks, written terms, and landlord database registration.

HMO rule changes in 2026

On 1 May 2026 the Renters' Rights Act 2025 changed the ground rules for all private landlords, including HMO landlords: most tenancies became periodic, section 21 was abolished, the maximum civil penalty for Housing Act offences rose to £40,000, and rent repayment orders can now cover up to 2 years' rent for offences from that date. See the Renters' Rights Act checklist.

Enforcement in numbers

From 1,427 rent repayment order decisions and 511 civil penalty appeals published by the First-tier Tribunal, the median rent repayment order where one was made is £6,000, and councils' penalties for licensing offences had a median of £7,000 before appeal. Each council page shows the local figures.

HMO licence help

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HMO questions

What is an HMO?

A house in multiple occupation (HMO) is a property rented to at least 3 people who are not from one household (for example not one family) and who share facilities such as a kitchen or bathroom. A "large" HMO has 5 or more people in 2 or more households and needs a mandatory licence.

What is a small HMO?

People usually mean an HMO with 3 or 4 occupiers, below the mandatory licensing threshold. In planning terms a "small HMO" is use class C4: 3 to 6 unrelated people sharing basic amenities. A small HMO still has to meet the HMO management regulations and may need a licence under an additional scheme.

What are an HMO landlord's responsibilities?

Follow the HMO management regulations (display contact details, keep fire safety measures, water, gas, electricity and common parts in good order, provide waste facilities), hold a licence where needed and keep to its conditions, meet room size standards, and carry out all the usual landlord duties: gas and electrical safety, deposit protection, right to rent checks and, from the regional deadlines, landlord database registration.

Sources

Last checked 28 Sep 2026. Information, not legal advice. Licensing schemes change often; always confirm with the council before you act.