HMO licensing for landlords
A large house in multiple occupation must be licensed by the council, and many councils license smaller ones too.
Checked against the sources below on 21 October 2026. England only.
In short
- You need a mandatory licence if 5 or more people from more than one household live there and share a kitchen, bathroom or toilet.
- Your council may also require licences for smaller HMOs, so check with them.
- A licence lasts up to 5 years, and you need one for each HMO.
- Letting an HMO that should be licensed without a licence can lead to an unlimited fine.
Licence conditions
The council can attach conditions to a licence, such as improving facilities. You can appeal against conditions to the First-tier Tribunal. Large HMOs also need fire alarms and extinguishers.
Room by room
Set up an HMO in LieuTenant with a unit for each room. Every room has its own tenancy, rent and login, and the licence and fire safety records sit with the property.
Questions
Does a 4-person house share need a licence?
It doesn’t need a mandatory licence, but your council may run additional licensing that covers it. Check with the council.
Sources
This guide is general information, not legal advice. Rules change; check the sources or a professional before acting.