HMO basics

An HMO (House in Multiple Occupation) is a property rented to people who are not one household and who share facilities. Larger HMOs need a mandatory licence; many councils also run additional or selective schemes for smaller shared homes.

What an HMO is, when you need a licence, and how licensing works in England.

Guides in this section

• Do I need an HMO licence?

  You need a mandatory HMO licence in England if your property is let to five or more people who form two or more separate households and who share a kitchen, bathroom or toilet. Below that threshold, you may still need a licence if your council runs an additional or selective licensing scheme, so you should always check your specific council.

• Mandatory, additional and selective licensing explained

  Mandatory licensing is the national rule that any HMO with five or more people from two or more households must be licensed. Additional licensing is an optional council scheme that extends HMO licensing to smaller HMOs. Selective licensing is a council scheme that requires a licence for all privately rented homes in a designated area, whether or not they are HMOs.

• What counts as an HMO in England?

  A House in Multiple Occupation (HMO) is a property rented to three or more people who form more than one household and who share a kitchen, bathroom or toilet. An HMO needs a mandatory licence when five or more people from two or more households share facilities; many councils also require a licence for smaller HMOs under additional or selective licensing.

• What happens if you rent out an unlicensed HMO?

  Renting out an HMO that needs a licence without one is a criminal offence in England. A council can impose a civil penalty as an alternative to prosecution, tenants or the council can apply for a Rent Repayment Order of up to 24 months of rent, and while the property is unlicensed the landlord's ability to regain possession is restricted.