Guided landlord document preparation
HMO License Checker
Check whether your property is likely to need an HMO licence before the council catches a problem.
Use this checker when you need a quick landlord view on whether a property may be an HMO, whether local licensing checks matter, and what evidence to confirm before letting to multiple occupiers. If the check points to shared occupation or multiple households, the result will explain the next documents to consider before you issue terms to the occupiers.
If the property will be occupied as a shared house, create an HMO tenancy agreement and house rules pack using the dedicated England route.
Step 1: what the tool checks
Occupier count, household count, shared facilities, property type, postcode area, and council-facing licensing indicators.
Step 2: proof to keep
Keep the checker result, council confirmation, room-size evidence, fire safety checks, and tenancy agreement route together before move-in.
Step 3: limits and council check
This is a practical screening tool. Councils set local schemes, so use the result as a checklist and confirm the final licensing position with the authority.
Legal Disclaimer
This free version is a practical HMO check for general guidance only. It is not legal advice, and you should still confirm the position with the local council before relying on it.
Check Your HMO License Requirements
What is an HMO (House in Multiple Occupation)?
A House in Multiple Occupation (HMO) is a property rented out by at least 3 people who are not from one 'household' (e.g., a family) but share facilities like the bathroom and kitchen. It's sometimes called a 'house share'.
Why HMO licensing matters: Operating an unlicensed HMO is a criminal offence with serious consequences. Local councils use licensing to ensure HMO properties meet minimum safety and management standards.
Penalties for unlicensed HMOs can include:
- Prosecution or a financial penalty imposed by the local authority
- A rent repayment order where the statutory conditions are met
- Restrictions on using possession routes while a required licence is missing
- Other enforcement action depending on the offence and local scheme
Penalties and repayment rules can change. Check the current position with the council and the official GOV.UK HMO licensing guidance before relying on this summary.
Do I Need an HMO License?
Standard Test (Mandatory Licensing): Your property definitely needs an HMO license if it meets ALL of these conditions:
- It's occupied by 5 or more people
- They form 2 or more separate households
- They share a toilet, bathroom, or kitchen facilities
- It's at least 3 storeys high (in England and Wales)
Additional Licensing: Many local councils have introduced additional licensing schemes that cover HMOs with 3-4 occupants, or properties in specific areas. These schemes vary by council.
Selective Licensing: Some councils require licensing for ALL rental properties (not just HMOs) in certain designated areas, regardless of the number of occupants or households.
Always check with your local council to confirm whether your property requires licensing. Each council has different requirements and schemes.