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 has one scheme in force on our register: Borough-Wide Additional HMO Licensing Scheme (from 1 March 2026) plus Phased Selective Licensing. It 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 £40,000 per offence or prosecution (which can mean an unlimited fine and a criminal record) — a civil penalty is an alternative to prosecution, not an addition to it. The maximum penalty rose from £30,000 for offences from 1 May 2026, under the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026 (SI 2026/319), made under section 249A of the Housing Act 2004. Tenants (or the council) can also apply for a Rent Repayment Order of up to 2 years' rent for offences from 1 May 2026 (12 months before then).

How much is an HMO licence in Reading?

Reading Borough Council charges £1,500 for a first mandatory HMO licence on a 5-bedroom, 5-person HMO (standard fee, no discounts, 5-year licence), checked on the council's own fee schedule on 14 October 2026. Fees change, usually each April, so confirm with the council before you apply. See how this compares with other councils in our HMO licence fees index.

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.

Reading HMO licensing guide

Reading HMO licence — do you need one?

You need a mandatory HMO licence in Reading if 5 or more people from 2 or more households share a kitchen, bathroom or toilet. Reading's own licensing scheme can also cover smaller lets (details below). Reading Borough Council's standard fee is £1,500 for a 5-bedroom, 5-person HMO. Apply to Reading Borough Council using the official links below.

Which licence do you need in Reading?

England runs three separate regimes. More than one can apply to the same property.

Mandatory HMO licenceExplained on this page5 or more occupants from 2+ households sharing a kitchen, bathroom or toiletApplies everywhere in England
Additional HMO licensingSmaller HMOs the national rules miss — council-designatedIn force in Reading
Selective licensingANY privately rented home in a designated area — including single-family letsNot in force in Reading

Active and upcoming schemes

Sourced from Reading announcements and tracked by our weekly scanner. Last checked 22 October 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.
Letting an unlicensed HMO can mean a civil penalty of up to £40,000 (up from £30,000 for offences from 1 May 2026) or prosecution, plus a Rent Repayment Order of up to 2 years' rent for offences from 1 May 2026 (12 months before then).

Run the free HMO checker

Licence fee: £1,500 for a first mandatory HMO licence (5-bedroom, 5-person HMO, standard fee) — council source, checked 14 October 2026. Compare HMO licence fees across 71 councils

Manage the HMO in RentFig — rooms, licensing checks, certificates.

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 has one scheme in force on our register: Borough-Wide Additional HMO Licensing Scheme (from 1 March 2026) plus Phased Selective Licensing. It 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 £40,000 per offence or prosecution (which can mean an unlimited fine and a criminal record) — a civil penalty is an alternative to prosecution, not an addition to it. The maximum penalty rose from £30,000 for offences from 1 May 2026, under the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026 (SI 2026/319), made under section 249A of the Housing Act 2004. Tenants (or the council) can also apply for a Rent Repayment Order of up to 2 years' rent for offences from 1 May 2026 (12 months before then).
How much is an HMO licence in Reading?: Reading Borough Council charges £1,500 for a first mandatory HMO licence on a 5-bedroom, 5-person HMO (standard fee, no discounts, 5-year licence), checked on the council's own fee schedule on 14 October 2026. Fees change, usually each April, so confirm with the council before you apply. See how this compares with other councils in our HMO licence fees index.
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.

Referencing tenants for your Reading HMO?

Licensed HMOs mean more tenants to vet. Start with RentFig's tenant reference form — free, no account needed — then run tenant referencing from £9 per tenant: a credit check, or a £19 full reference with Right to Rent. Pay per check, no subscription.

Stay on top of HMO compliance with RentFig

RentFig tracks every HMO licence renewal alongside gas safety, EICR, EPC, fire alarm tests and right-to-rent checks. Email reminders, audit trail, AI assistant on WhatsApp. Free for one property.

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HMO licensing in other councils

Compare Reading with other areas we track.

View all councils we track →

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.