What counts as an HMO in England?
By Patrick Roper · Last reviewed 2026-06-27
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 it is
- A home shared by 3+ people from 2+ households sharing facilities · source: Housing Act 2004
- Mandatory licence threshold
- 5+ people from 2+ households sharing a kitchen, bathroom or toilet · source: GOV.UK
- Smaller HMOs
- Can still need a licence under additional or selective licensing · source: GOV.UK
- Where it applies
- England (Scotland, Wales and Northern Ireland differ) · source: GOV.UK
A House in Multiple Occupation (HMO) is a property rented to people who are not all one household and who share facilities such as a kitchen, bathroom or toilet.
Mandatory licensing applies to larger HMOs. On top of that, many councils run additional or selective licensing schemes that can require a licence for smaller shared homes.
Use the council checker to see which rules apply where your property is, then we can complete and submit the application for you.
Frequently asked questions
How many people make a property an HMO?
A property is an HMO when it is rented to three or more people who form more than one household and who share a kitchen, bathroom or toilet.
When does an HMO need a mandatory licence?
A mandatory HMO licence is required when five or more people from two or more households share facilities such as a kitchen or bathroom.
Can a smaller shared house still need a licence?
Yes. Many councils run additional or selective licensing schemes that require a licence for HMOs below the mandatory threshold, so you should always check your council's rules.