How to Get an HMO Licence in England

Step-by-step guide to applying for a mandatory or additional HMO licence in England — what counts as an HMO, application costs, conditions and inspection.

Summary

Mandatory HMO licensing applies to properties with 5+ unrelated occupiers across 2+ households. Additional licensing schemes catch smaller HMOs in many councils. Letting an unlicensed HMO is an offence with up to £30,000 civil penalty.

Quick answer

You need a mandatory HMO licence if 5 or more people forming 2 or more households share a kitchen, bathroom or toilet. Many councils also run additional licensing schemes that catch 3- and 4-person HMOs, so check with the local council for the property's address before letting. Apply to that council — operating an unlicensed HMO is an offence.

Introduction

If you let to 5 or more people forming 2 or more households who share kitchen/bathroom facilities, you need a mandatory HMO licence — full stop. Many councils run additional licensing schemes that catch 3- and 4-person HMOs too. Here's the practical application process.

Steps

1. Confirm whether the property is an HMO — A house in multiple occupation is 3+ tenants forming 2+ households sharing kitchen, bathroom or toilet. 'Household' = single person, couple, or family unit. Mandatory licensing kicks in at 5+ people regardless of storeys (the 3-storey rule was removed in 2018).

2. Check your council's additional/selective licensing schemes — Many councils designate additional licensing schemes covering smaller HMOs (3+ people, 2+ households) and selective licensing across whole wards or boroughs covering all rentals. Use the LetSentry HMO Licence Checker to find your local scheme.

3. Gather the application evidence — You'll need: in-date gas safety certificate, EICR (5-year), EPC, fire risk assessment, floor plan with room sizes (minimum 6.51m² for a single, 10.22m² for a couple), smoke and heat alarm interlinked install certificate, landlord/manager fit-and-proper declarations, and proof of ownership.

4. Apply via the council portal and pay the fee — The fee is set by each council and published on their HMO licensing page. Councils typically split it into an application fee (paid on submission) and a grant fee (paid only if the licence is issued), often banded by number of occupants — we do not republish council fee numbers. The licence typically lasts up to 5 years. Submit early — many councils have 4–8 month processing queues.

5. Pass the inspection — Most councils inspect before grant. They'll check: room sizes, fire doors (FD30), interlinked smoke/heat alarms, electrical safety, gas safety, escape routes, kitchen and bathroom provision, waste management. Have everything ready or you'll be re-inspected at extra cost.

6. Comply with licence conditions for 5 years — HMO licences come with conditions — typically annual gas checks, 5-year EICRs, fire-equipment maintenance, occupancy limits, anti-social-behaviour management. Keep an audit log of every check and renewal.

Common pitfalls

Letting without checking the council's additional scheme — many landlords get caught on 4-person HMOs they thought were fine.
Falling foul of minimum room sizes — councils refuse licences for under-size rooms.
Not interlinking smoke and heat alarms (LD2 or LD1 grade D — depends on council).
Forgetting fire doors and self-closers in HMO common areas.

FAQ

Is an HMO licence transferable? No. HMO licences are issued to a specific person at a specific property. On sale, the new owner must apply for a new licence and the old one expires.

What's the penalty for letting an unlicensed HMO? Civil penalty up to £30,000 per offence, criminal prosecution with unlimited fine, plus a Rent Repayment Order returning up to 24 months of rent to each tenant (doubled from 12 months by the Renters' Rights Act 2025). Section 8 (non-mandatory grounds) can also be hampered for an unlicensed HMO.

How long does a licence application take? Council-dependent. Some grant in 6–8 weeks; others take 6+ months. Submit a 'temporary exemption notice' if you're transitioning out, and keep evidence you applied on time.

References: - GOV.UK — House in multiple occupation licence — https://www.gov.uk/find-licences/house-in-multiple-occupation-licence