Houses in Multiple Occupation (HMO) licences

A HMO is a house which is occupied by people who do not form a single household, and who may share one or more of the home’s facilities.

Examples include:

• bedsits
• flats
• shared houses
• some properties occupied by students

The Housing Act 2004 introduced a mandatory licensing scheme for larger HMOs to improve controls and conditions within these high risk dwellings.

Check if you need a licence

A property is likely to require a licence if all of the following applies:

• it has shared facilities, such as kitchens, common rooms or bathrooms
• it is not owned by a housing association or registered social landlord 

For more detailed guidance on what makes a property an HMO, you can visit the Shelter website.

After receiving your application, we will usually carry out a visit to assess the property under the housing health and safety rating system. This is to check whether there are any hazards that require action, and that the property meets certain standards in its facilities and amenities.

The licence gives the holder permission to operate the HMO for which the licence is held. The licence: 

• cannot be transferred to another person or relate to more than one property
• can last up to 5 years
• will have ongoing conditions that need to be met

Planning permission

If you’re planning to create an HMO with 7 or more occupiers its likely that you will also need planning consent. Visit our planning section to find out more.

Apply for a licence

You will need to fill out a form on the GOV.UK website to apply:

Start now

The application and consultation period lasts two to three months. 

If you have not heard anything within three to four weeks from the date of your application, contact customer services using the details at the bottom of this page.

Fees

Payments are made as part of the GOV.UK application process.

Application evaluation process

Licences will be granted if we’re satisfied that:

• the landlord is a ‘fit and proper person’ – that they are a good landlord who complies with all necessary regulations
• the property is suitable for occupation by the number of persons specified in the licence
• the landlord has suitable management arrangements in place
• the property is being kept to the required standards and there are adequate means of escape if there's a fire

Fire safety in HMOs

Fire safety is an important factor when assessing the standards present in HMOs. Landlords must ensure they provide an adequate fire detection system, fire separation and emergency lighting provisions.

For more information, read the national guidance on how to keep residential buildings safe from fire and how to carry out a fire risk assessment.

Failed applications

If you are unhappy with our decision, contact us in the first instance using the details at the bottom of this page. If we cannot resolve the issue, you can then appeal to a Residential Property Tribunal. 

Any appeal must be made within 28 days of the decision being made.