HMO License Checker

Check whether your property is likely to need an HMO licence before the council catches a problem.

Build the notice, service file, court pack, claim pack, or tenancy document around your facts before you pay.

Answer plain-English questions and get documents built around your case, not a blank template.
Preview the pack before payment, fix the facts, and regenerate without starting again.
Use a fixed-price, instant workflow for the landlord file you actually need.

Instant assessment • HMO guidance • Built to help landlords avoid licensing mistakes

Trusted by UK landlords

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, create an HMO tenancy agreement and house rules pack before you issue terms to the occupiers.

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:

Unlimited fines (commonly GBP 30,000 or more)
Rent repayment orders forcing you to repay up to 12 months' rent
Inability to serve Section 21 notices (no-fault evictions)
Criminal prosecution and record

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.

HMO Licence FAQs For Landlords

Your property is an HMO if at least 3 tenants live there, forming more than 1 household, and share toilet, bathroom, or kitchen facilities. Use this free checker as a starting point, then contact your local council for confirmation. They can tell you if your property meets the HMO definition and whether it needs a license.

Operating an unlicensed HMO is a criminal offence. You can face unlimited fines (commonly GBP 30,000+), rent repayment orders forcing you to repay up to 12 months' rent to your tenants, and you cannot serve Section 21 notices to end tenancies. You may also be prosecuted and end up with a criminal record.

HMO license fees vary significantly by council, typically ranging from GBP 500 to GBP 1,500+ per property. The license usually lasts for 5 years. Contact your local council for exact fees. While this may seem expensive, it's far less than the penalties for operating without one.

In many areas, you'll need planning permission to convert a property into an HMO, especially if you're changing from a single-family dwelling (C3 use class) to an HMO (C4 or Sui Generis). Check with your local planning authority before converting. You'll also need to meet HMO property standards, which include requirements for room sizes, fire safety, and amenities.

You can use either individual agreements for each tenant or a single joint agreement for all tenants. Individual agreements give you more flexibility (tenants can move out independently) but require more administration. Joint agreements make all tenants jointly and severally liable for the rent, providing more security. Our paid HMO tenancy agreement product (from £14.99) includes both options with HMO-specific terms.

Related Resources

England Tenancy Agreements for Landlords

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Current England Notice Workflow

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Section 8 Notice Generator

Start the current England Form 3A Section 8 notice route.