HMO landlord requirements
Letting to sharers brings more rules than a family let. Here is what an HMO in England needs - licensing, certificates, fire safety, management duties, room sizes and planning - in plain English.
What counts as an HMO?
A house in multiple occupation (HMO) is a property let to three or more tenants who form two or more households and share a kitchen, bathroom or toilet. A household is a single person, a couple, or a family living together - so three friends sharing a house is an HMO, but a couple with their child is not.
Some converted buildings split into flats can also count as HMOs, if the conversion did not meet the 1991 Building Regulations and fewer than two-thirds of the flats are owner-occupied.
Do you need an HMO licence?
Mandatory licensing: any HMO let to five or more people from two or more households needs a licence from the council, wherever it is in England.
Additional licensing: councils can extend licensing to smaller HMOs, across the whole borough or in named areas. Selective licensing goes further, covering every privately rented home in an area. Check your council's website before you let.
A licence lasts up to five years and comes with conditions, such as the maximum number of occupants and the gas, electrical and alarm checks you must keep up to date.
What if you let an HMO without a licence?
Letting a licensable HMO without a licence is a criminal offence. The council can prosecute, with an unlimited fine, or issue a civil penalty instead, and tenants can apply for a rent repayment order to claw back rent they paid.
Certificates an HMO needs
Everything a single let needs, plus a fire risk assessment for the shared parts. Licence conditions often add more, such as PAT testing.
- Gas safety certificate (CP12)Every 12 monthsBook a gas safety check
- Electrical safety report (EICR)At least every 5 years, or sooner if the last report says soBook an EICR
- Energy Performance Certificate (EPC)Valid for 10 years - needed before you market the propertyBook an EPC
- Smoke and carbon monoxide alarmsChecked on the first day of every new tenancyBook an alarm check
- Legionella risk assessmentReview it regularly, and whenever the water system changesBook a legionella assessment
- Fire risk assessmentReview it regularly, and whenever the layout or use changesBook a fire risk assessment
What each one involves and what to give tenants: landlord compliance checklist.
Keep every HMO certificate in date
Mark a property as an HMO on RentalComply and its dashboard tracks the fire risk assessment alongside gas, electrical and everything else - with reminders before each one expires, and 90 days before its HMO licence runs out. Free for your first property.
Track my HMO freeHMO management duties
The Management of Houses in Multiple Occupation (England) Regulations 2006 apply to every HMO, licensed or not. The manager must:
- Display their name, address and phone number somewhere prominent in the property.
- Keep escape routes clear and fire precautions such as alarms and fire doors in good working order.
- Keep shared areas, fixtures and the water supply and drainage in good repair.
- Have the gas inspected every year and the electrical installation at least every five years, and give the council a copy of the gas certificate within 7 days if asked.
- Provide enough bins and waste facilities for the number of tenants.
Minimum bedroom sizes
Licensed HMOs must meet minimum sizes for every room used for sleeping:
- 6.51 m² for one person aged over 10.
- 10.22 m² for two people aged over 10.
- 4.64 m² for one child under 10.
- A room smaller than 4.64 m² cannot be used as a bedroom at all.
Fire safety in an HMO
The Regulatory Reform (Fire Safety) Order 2005 requires a fire risk assessment of the shared parts of an HMO, kept up to date. It records the fire risks and the precautions in place.
Councils usually expect more fire protection than in a single family let - typically interlinked smoke alarms, fire doors on rooms off the escape route, and clear escape routes - with the exact level depending on the size and layout of the property.
Planning permission
A small HMO for three to six people is planning use class C4. Changing a family home to a small HMO is normally allowed without planning permission - unless the council has made an Article 4 direction for the area, when you must apply first.
An HMO for seven or more people is "sui generis" and always needs planning permission.
Rules for landlords in England are changing in stages under the Renters' Rights Act 2025, including higher penalties for some offences. Check GOV.UK and your council for the rules that apply now. This guide is not legal advice.
HMO questions
How many people make a house an HMO?
Three or more tenants from two or more households who share a kitchen, bathroom or toilet. With five or more people it also needs a mandatory licence.
What certificates does an HMO need?
The same as any let - gas safety every year, an EICR at least every five years, an EPC, smoke and carbon monoxide alarms and a legionella risk assessment - plus a fire risk assessment for the shared parts. Licence conditions may add more, such as PAT testing.
Does my HMO need a licence if it has fewer than five tenants?
It might. Mandatory licensing starts at five people, but many councils run additional licensing schemes for smaller HMOs, or selective licensing for all rented homes in some areas. Check with your council.
How long does an HMO licence last?
Up to five years. The council can grant a shorter licence, and you need to apply again before it runs out.
Do I need planning permission for an HMO?
For seven or more people, always. For three to six people, only if the council has an Article 4 direction for the area - otherwise a family home can usually become a small HMO without permission.
Book your HMO fire risk assessment
From a registered assessor at a fixed price - the report lands in your dashboard.