What is an HMO?
A house in multiple occupation (HMO) is, broadly, a property rented to at least three people who are not from one household (for example, not one family) and who share facilities such as a kitchen or bathroom. There are other forms of HMO too, including some buildings converted into flats.
Three kinds of licensing
- Mandatory licensing applies across England to larger HMOs: those occupied by five or more people forming more than one household.
- Additional licensing is a scheme a council can bring in to cover smaller HMOs in all or part of its area.
- Selective licensing is a scheme a council can bring in that covers other privately rented homes, not only HMOs, in a designated area.
Whether your property needs a licence depends on how it is occupied and exactly where it is. Check your council’s website, as schemes start, end and change.
Room sizes and conditions
Licensed HMOs must meet national minimum bedroom sizes, and councils can set their own standards for things like kitchens, bathrooms and fire safety. Licences usually come with conditions about safety certificates, fire precautions and how the property is managed. Licences are granted for a period, often up to five years, and need renewing.
Planning permission and Article 4
Licensing and planning are separate. In many areas, changing a family home into a small HMO doesn’t need planning permission. But where a council has made an Article 4 direction, it does. Larger HMOs generally need planning permission anyway. Always check both before buying or converting a property for HMO use.
What if a property should be licensed but isn’t?
Letting a licensable property without a licence can lead to fines or civil penalties, and tenants may be able to claim back rent through a rent repayment order. If you’re unsure, check with the council or take advice before letting.
Official guidance
The government’s guidance on HMOs and your council’s private housing pages are the places to check the current rules.
Talk to us
Questions about your own property? Send the details below, chat to us or email info@masterkeyestates.co.uk.
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