Free UK landlord tool

Do I need an HMO licence?

Enter your postcode and answer a few quick questions. We'll tell you if your rental is an HMO under English law, whether you need a mandatory licence, and which additional or selective licensing schemes your council currently runs. Takes about 60 seconds. No signup required.

Step 1 of 4

What's the property's postcode?

We'll use this to find any active additional or selective licensing schemes for your council on top of the national mandatory HMO rules.

HMO licensing in England — FAQ

The most common questions UK landlords ask about HMO classification and licensing.

What legally counts as an HMO in England?
Under Section 254 of the Housing Act 2004, a House in Multiple Occupation is a property occupied by 3 or more people from 2 or more separate households who share a basic amenity such as a kitchen, bathroom or toilet, and who use the property as their only or main residence.
When do I need a mandatory HMO licence?
Across England, a mandatory HMO licence is required when 5 or more people from 2 or more households live in the property and share facilities. The 'three storey' rule was removed in October 2018, so the number of floors no longer matters.
What is the difference between mandatory, additional and selective licensing?
Mandatory licensing applies nationally to larger HMOs (5+ persons, 2+ households). Additional licensing is when a council designates an area where smaller HMOs (3–4 persons) also need a licence. Selective licensing extends that to single-family rentals in designated areas. Always check your council's website for live schemes.
What counts as a 'household'?
A household is a single person, a couple (married, civil partners or living together), or members of the same family — including children, step-children, grandparents, foster children and live-in carers. Unrelated friends sharing a house count as separate households.
Does this tool cover Scotland, Wales or Northern Ireland?
No. HMO definitions and licensing differ across the UK. This checker is based on the English regime under the Housing Act 2004. Scottish, Welsh and Northern Irish landlords should consult their devolved licensing authorities.
What penalties apply for running an unlicensed HMO?
Unlicensed HMOs can attract civil penalties of up to £30,000 per offence, Rent Repayment Orders requiring you to refund up to 12 months of rent, and a criminal record.

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