Reading HMO licensing guide

Reading HMO licence — do you need one?

Reading has 1 licensing scheme on our register, on top of the national mandatory HMO rules. This page summarises the active and upcoming schemes, links to the council source, and explains what you need to do as a landlord.

Active and upcoming schemes

Sourced from Reading announcements and tracked by our weekly scanner. Last checked 13 July 2026. Always verify directly with the council before applying.

Additional HMOEffective: 1 March 2026 (additional HMO); selective phased thereafter

Borough-Wide Additional HMO Licensing Scheme (from 1 March 2026) plus Phased Selective Licensing

A new borough-wide Additional HMO Licensing Scheme commenced 1 March 2026, requiring landlords of all HMOs not covered by mandatory licensing to apply for a licence. Selective licensing for Battle Ward (and later Park and Redlands wards) is to follow in phases, with formal designations still to be published.

Read the original announcement →

National mandatory HMO rules (apply everywhere in England)

Regardless of any Reading-specific scheme, you also need to comply with the national mandatory HMO licensing rules under the Housing Act 2004:

  • 5 or more occupants from 2 or more separate households sharing a kitchen, bathroom or toilet → mandatory HMO licence required.
  • A household = single person, couple, or family unit. Unrelated sharers each count as a separate household.
  • Unlicensed HMOs face civil penalties up to £30,000, Rent Repayment Orders (up to 12 months' rent).
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HMO licensing in Reading — FAQ

Do I need an HMO licence in Reading?
Possibly. On top of the national mandatory HMO licence, Reading runs 1 additional or selective scheme that can require a licence for smaller HMOs or even single-household rentals. Check the scheme details above against your property's address.
Which property licensing schemes are active in Reading?
Reading currently has one scheme on our register: Borough-Wide Additional HMO Licensing Scheme (from 1 March 2026) plus Phased Selective Licensing (from 1 March 2026 (additional HMO); selective phased thereafter). Each can require a licence beyond the national mandatory HMO rules — check the scheme details and council links above against your property's address.
How many tenants make a property an HMO in Reading?
The national test is the same across England: 5 or more occupants from 2 or more separate households sharing a kitchen, bathroom or toilet need a mandatory licence. Reading's own scheme(s) can set a lower threshold — see the schemes listed above.
What's the penalty for an unlicensed HMO in Reading?
Letting an unlicensed HMO in Reading can mean a civil penalty of up to £30,000 per offence, a Rent Repayment Order of up to 12 months' rent, and a criminal record.
Where do I apply for an HMO licence in Reading?
HMO licence applications in Reading are handled by Reading Borough Council. Use the official scheme links above for the current rules and the application route.

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HMO licensing in other councils

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Disclaimer: This page is an indicative guide based on publicly announced Reading schemes and the Housing Act 2004 standard test. It is not legal advice. Council schemes change frequently — always confirm the current position with Reading Borough Council before letting or applying for a licence.